1402 Aaron Ave · Leesville, LA 71446

$107,500

3 bd · 1.0 ba · 880 sqft · SingleFamily · 401 Days on market

0.26 ac lot $122/sqft · 7% below area Est $115k · 7% under

---

Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.5/30.0
• ARV discount +10.4/15.0
• DSCR +9.1/10.0
• 1% rule +6.6/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you've been searching for a move-in-ready home that checks all the boxes, this is the ONE! With 3 bedrooms, an updated interior, and a completely FENCED-in backyard, this home is packed with charm! It's BRIGHT, WELCOMING, and feels like HOME right away. The kitchen? Absolutely ADORABLE, with updated cabinets that gives the whole space personality. The bedrooms are a great size, and the layout just makes sense. And wait until you see the backyard! It's fully fenced, NICE and SPACIOUS, and has a covered patio that's perfect for entertaining. Come see it for yourself. Call to schedule a private viewing today!

Key facts

• Updated cabinets
• Covered patio
• Updated interior

Tags

• FENCED-IN BACKYARD
• UPDATED INTERIOR
• UPDATED CABINETS
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 7.3% in Leesville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#30 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, amenities F, commute F.
• Vernon Parish (rural): math 35% / reading 51% proficiency, ranked #18 of 98 in LA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+9.6%/yr); 210 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $743 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Vernon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 401 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 401 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.37%
• DSCR: 1.51
• GRM: 7.2

CMA / ARV

• ARV (median comp): $115,041
• List price: $107,500
• Delta: -6.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Pinckney Ave	0.32mi	2/1.0 (-1)	895 (+2%)	21mo	$85,000	$95	60
2105 Miriam St	0.22mi	3/1.0	1,000 (+14%)	23mo	$117,000	$117	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.24×
• Total profit: $7,345
• Equity at exit: $16,029

10-year hold

• IRR: 19.3%
• Equity multiple: 2.99×
• Total profit: $59,817
• Equity at exit: $9,295

Cash invested: $30,100 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 71446

• Home prices YoY: -32.1%
• Rents YoY: 9.6%
• Active inventory: 210
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$564
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $285

Break-even live

Break-even rent $888

Max offer price $107,500

Occupancy floor 72%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	43d	1	0.02mi
306 W Harriet St Apt 6 Leesville, LA	2.0	1.5	840	$650	$0.77	43d	1	1.14mi
305 W Maggie St Apt 3 Leesville, LA	2.0	1.5	840	$600	$0.71	43d	1	1.15mi

Listing history 25 events

1. 2026-06-19
   days on market $107,500 Active 401 DOM
2. 2026-06-18
   days on market $107,500 Active 400 DOM
3. 2026-06-17
   days on market $107,500 Active 399 DOM
4. 2026-06-16
   days on market $107,500 Active 398 DOM
5. 2026-06-15
   days on market $107,500 Active 397 DOM
6. 2026-06-14
   days on market $107,500 Active 395 DOM
7. 2026-06-12
   days on market $107,500 Active 394 DOM
8. 2026-06-09
   days on market $107,500 Active 391 DOM
9. 2026-06-08
   days on market $107,500 Active 390 DOM
10. 2026-06-07
    days on market $107,500 Active 389 DOM
11. 2026-06-07
    days on market $107,500 Active 388 DOM
12. 2026-06-04
    days on market $107,500 Active 385 DOM
13. 2026-06-02
    days on market $107,500 Active 384 DOM
14. 2026-06-01
    days on market $107,500 Active 383 DOM
15. 2026-05-31
    days on market $107,500 Active 382 DOM
16. 2026-05-31
    days on market $107,500 Active 381 DOM
17. 2026-02-04
    status Active 616-char remark

    Show marketing remark (616 chars)

    If you've been searching for a move-in-ready home that checks all the boxes, this is the ONE! With 3 bedrooms, an updated interior, and a completely FENCED-in backyard, this home is packed with charm! It's BRIGHT, WELCOMING, and feels like HOME right away. The kitchen? Absolutely ADORABLE, with updated cabinets that gives the whole space personality. The bedrooms are a great size, and the layout just makes sense. And wait until you see the backyard! It's fully fenced, NICE and SPACIOUS, and has a covered patio that's perfect for entertaining. Come see it for yourself. Call to schedule a private viewing today!

18. 2026-02-01
    historical 616-char remark

    Show marketing remark (616 chars)

    If you've been searching for a move-in-ready home that checks all the boxes, this is the ONE! With 3 bedrooms, an updated interior, and a completely FENCED-in backyard, this home is packed with charm! It's BRIGHT, WELCOMING, and feels like HOME right away. The kitchen? Absolutely ADORABLE, with updated cabinets that gives the whole space personality. The bedrooms are a great size, and the layout just makes sense. And wait until you see the backyard! It's fully fenced, NICE and SPACIOUS, and has a covered patio that's perfect for entertaining. Come see it for yourself. Call to schedule a private viewing today!

19. 2025-11-05
    status Active 616-char remark

    Show marketing remark (616 chars)

    If you've been searching for a move-in-ready home that checks all the boxes, this is the ONE! With 3 bedrooms, an updated interior, and a completely FENCED-in backyard, this home is packed with charm! It's BRIGHT, WELCOMING, and feels like HOME right away. The kitchen? Absolutely ADORABLE, with updated cabinets that gives the whole space personality. The bedrooms are a great size, and the layout just makes sense. And wait until you see the backyard! It's fully fenced, NICE and SPACIOUS, and has a covered patio that's perfect for entertaining. Come see it for yourself. Call to schedule a private viewing today!

20. 2025-11-01
    historical 616-char remark

    Show marketing remark (616 chars)

    If you've been searching for a move-in-ready home that checks all the boxes, this is the ONE! With 3 bedrooms, an updated interior, and a completely FENCED-in backyard, this home is packed with charm! It's BRIGHT, WELCOMING, and feels like HOME right away. The kitchen? Absolutely ADORABLE, with updated cabinets that gives the whole space personality. The bedrooms are a great size, and the layout just makes sense. And wait until you see the backyard! It's fully fenced, NICE and SPACIOUS, and has a covered patio that's perfect for entertaining. Come see it for yourself. Call to schedule a private viewing today!

21. 2025-10-03
    price $107,500 616-char remark

    Show marketing remark (616 chars)

    If you've been searching for a move-in-ready home that checks all the boxes, this is the ONE! With 3 bedrooms, an updated interior, and a completely FENCED-in backyard, this home is packed with charm! It's BRIGHT, WELCOMING, and feels like HOME right away. The kitchen? Absolutely ADORABLE, with updated cabinets that gives the whole space personality. The bedrooms are a great size, and the layout just makes sense. And wait until you see the backyard! It's fully fenced, NICE and SPACIOUS, and has a covered patio that's perfect for entertaining. Come see it for yourself. Call to schedule a private viewing today!

22. 2025-05-08
    listed $109,900 Active 616-char remark

    Show marketing remark (616 chars)

    If you've been searching for a move-in-ready home that checks all the boxes, this is the ONE! With 3 bedrooms, an updated interior, and a completely FENCED-in backyard, this home is packed with charm! It's BRIGHT, WELCOMING, and feels like HOME right away. The kitchen? Absolutely ADORABLE, with updated cabinets that gives the whole space personality. The bedrooms are a great size, and the layout just makes sense. And wait until you see the backyard! It's fully fenced, NICE and SPACIOUS, and has a covered patio that's perfect for entertaining. Come see it for yourself. Call to schedule a private viewing today!

23. 2024-01-18
    soldstatus Closed 777-char remark

    Show marketing remark (777 chars)

    Nestled in the HEART of Leesville, this enchanting ranch-style HOME beckons you with its TIMELESS CHARM. Boasting three bedrooms, one bathroom. Step through the front door into a SPACIOUS living area, bathed in NATURAL LIGHT, greets you with a sense of WARMTH. The open floor plan effortlessly connects the living room to the HEART of the home - the kitchen. This design choice not only enhances the sense of space but also fosters an environment perfect for gatherings and shared moments. As you step outside, you'll find a fenced-in backyard that offers privacy and security. The covered patio provides the perfect spot for morning coffee, or simply unwinding after a long day. Don't miss the opportunity to make this beautifully updated home yours. Schedule a viewing today!

24. 2024-01-18
    soldstatus $101,000

    Show marketing remark (777 chars)

    Nestled in the HEART of Leesville, this enchanting ranch-style HOME beckons you with its TIMELESS CHARM. Boasting three bedrooms, one bathroom. Step through the front door into a SPACIOUS living area, bathed in NATURAL LIGHT, greets you with a sense of WARMTH. The open floor plan effortlessly connects the living room to the HEART of the home - the kitchen. This design choice not only enhances the sense of space but also fosters an environment perfect for gatherings and shared moments. As you step outside, you'll find a fenced-in backyard that offers privacy and security. The covered patio provides the perfect spot for morning coffee, or simply unwinding after a long day. Don't miss the opportunity to make this beautifully updated home yours. Schedule a viewing today!

25. 2023-11-20
    listed $101,000 Active 777-char remark

    Show marketing remark (777 chars)

    Nestled in the HEART of Leesville, this enchanting ranch-style HOME beckons you with its TIMELESS CHARM. Boasting three bedrooms, one bathroom. Step through the front door into a SPACIOUS living area, bathed in NATURAL LIGHT, greets you with a sense of WARMTH. The open floor plan effortlessly connects the living room to the HEART of the home - the kitchen. This design choice not only enhances the sense of space but also fosters an environment perfect for gatherings and shared moments. As you step outside, you'll find a fenced-in backyard that offers privacy and security. The covered patio provides the perfect spot for morning coffee, or simply unwinding after a long day. Don't miss the opportunity to make this beautifully updated home yours. Schedule a viewing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,120 · $93/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,994
• − Mortgage interest: −$6,022
• − Property taxes: −$1,120
• − Insurance: −$538
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,127
• Taxable income: $1,789
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $2,994/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Vernon Parish
• NCES district ID: 2201830
• Math proficiency: 35% ▼ -42.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $44,822
• Composite: 36.42/100
• National rank: #4674
• State rank: #18 of 98 in LA

Livability — Leesville

• Score: 73/100
• State rank: #30
• US rank: #5046

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leesville, LA
• County: Vernon Parish · 21,275 people
• City population: 21,275
• Metro: Fort Polk South, LA
• Population (ZIP): 21,275
• Household income: $55,925
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 659.0

Population outlook (Vernon County) Hauer SSP2

• Today (2025): 45,401 people
• By 2030: 43,015 · -5.3%
• By 2040: 38,171 · -15.9%
• By 2050: 34,087 · -24.9%
• By 2075: 28,267 · -37.7%
• By 2100: 25,486 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 16% Hispanic / Latino 6% Two or more races 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Vietnam
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Vernon

• 2024 margin: Solid R (+67.9) · D 15.6% · R 83.4% · Other 1.0%
• 2008→2024 swing: -14.5pp toward R · 2008: -53.4pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+64.9 2016: R+65.0 2012: R+57.5 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.06%
• Current HPI: 128.8849
• Rent YoY: ▲ 9.60%
• Metro: Fort Polk South, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+6.4% since first listed

9 events — show timeline

• 2026-02-04 Relisted — GFPAR
• 2026-02-01 Delisted — GFPAR
• 2025-11-05 Relisted — GFPAR
• 2025-11-01 Delisted — GFPAR
• 2025-10-03 Price Changed $107,500 GFPAR
• 2025-05-08 Listed $109,900 GFPAR
• 2024-01-18 Sold (Public Records) $101,000 Public Records
• 2024-01-18 Sold (MLS) — GFPAR
• 2023-11-20 Listed $101,000 GFPAR

Property tax history

+7.1%/yr

Latest (2025): $1,120 · -0.8% YoY. Source: county tax records.