612 Stanton St · New Llano, LA 71461

$127,000

3 bd · 1.0 ba · 1,174 sqft · SingleFamily · 122 Days on market

Built 1961 9,583 sqft lot $108/sqft · at area comps Est $129k · at est.

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Why this score? — see what drove the C- 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 +16.4/30.0
• ARV discount +8.1/15.0
• Appreciation +7.1/10.0
• DSCR +5.1/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ready to rent, ready to make a great home!! This place is ready for you to step in and say, ''Home sweet home'' or ''hello cash flow!'' Clean, fresh, and convenient to all Leesville shopping as well as New Llano dog park, main walking path park, fire stations, and a quick zip to Fort Johnson!!! Large back yard! Easy to clean ceramic floors! Cute as a button kitchen!

Key facts

• Kitchen
• Ceramic floors
• Large back yard

Tags

• LARGE BACK YARD
• CERAMIC FLOORS
• KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $72 ($858/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (17.3% below list).
• Recommended offer: $105k (17.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#190 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities 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: 14 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($878 loan paydown + $5k appreciation (4.2% local appreciation)).
• Vernon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000 (17.3% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.83% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (median comp): $128,608
• List price: $127,000
• Delta: -1.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Magnolia St	0.22mi	3/1.5	1,193 (+2%)	3mo	$65,000	$54	83
606 Elm	0.09mi	3/1.5	1,128 (-4%)	17mo	$120,000	$106	73
603 Magnolia St	0.14mi	3/1.5	1,198 (+2%)	19mo	$130,000	$109	72
609 Magnolia St	0.15mi	3/2.0	1,180 (+0%)	23mo	$100,000	$85	69
710 Hickory St	0.15mi	3/1.5	1,150 (-2%)	22mo	$126,000	$110	69
405 Birch St	0.45mi	3/1.0	1,185 (+1%)	16mo	$132,000	$111	64
208 Ivy	0.39mi	3/1.5	1,048 (-11%)	2mo	$110,000	$105	60
404 Fir St	0.25mi	4/1.5 (+1)	1,324 (+13%)	4mo	$60,000	$45	57
812 Stanton St	0.36mi	3/1.5	1,307 (+11%)	13mo	$145,000	$111	52

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

Projected returns pro-forma

4.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.78×
• Total profit: $27,738
• Equity at exit: $65,553

10-year hold

• IRR: 14.1%
• Equity multiple: 3.33×
• Total profit: $82,972
• Equity at exit: $108,156

Cash invested: $35,560 (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 71461

• Home prices YoY: 3.8%
• Active inventory: 14
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $72

Break-even live

Break-even rent $959

Max offer price $127,000

Occupancy floor 88%

Sensitivity live

Price	-10% $143	-5% $107	+0% $72	+5% $36	+10% $0
Rent	-10% $-11	-5% $30	+0% $72	+5% $113	+10% $154
Rate	-1.0pp $135	-0.5pp $104	base $72	+0.5pp $39	+1.0pp $5

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	44d	1	1.10mi

Listing history 24 events

1. 2026-06-19
   days on market $127,000 Active 122 DOM
2. 2026-06-18
   days on market $127,000 Active 121 DOM
3. 2026-06-17
   days on market $127,000 Active 120 DOM
4. 2026-06-16
   days on market $127,000 Active 119 DOM
5. 2026-06-15
   days on market $127,000 Active 118 DOM
6. 2026-06-14
   days on market $127,000 Active 116 DOM
7. 2026-06-12
   days on market $127,000 Active 115 DOM
8. 2026-06-09
   days on market $127,000 Active 112 DOM
9. 2026-06-08
   days on market $127,000 Active 111 DOM
10. 2026-06-07
    days on market $127,000 Active 110 DOM
11. 2026-06-07
    days on market $127,000 Active 109 DOM
12. 2026-06-04
    days on market $127,000 Active 106 DOM
13. 2026-06-02
    days on market $127,000 Active 105 DOM
14. 2026-06-01
    days on market $127,000 Active 104 DOM
15. 2026-05-31
    days on market $127,000 Active 103 DOM
16. 2026-05-31
    days on market $127,000 Active 102 DOM
17. 2025-06-04
    listed $127,000 Active 368-char remark

    Show marketing remark (368 chars)

    Ready to rent, ready to make a great home!! This place is ready for you to step in and say, ''Home sweet home'' or ''hello cash flow!'' Clean, fresh, and convenient to all Leesville shopping as well as New Llano dog park, main walking path park, fire stations, and a quick zip to Fort Johnson!!! Large back yard! Easy to clean ceramic floors! Cute as a button kitchen!

18. 2025-06-03
    listed $127,000 Active 368-char remark

    Show marketing remark (368 chars)

    Ready to rent, ready to make a great home!! This place is ready for you to step in and say, ''Home sweet home'' or ''hello cash flow!'' Clean, fresh, and convenient to all Leesville shopping as well as New Llano dog park, main walking path park, fire stations, and a quick zip to Fort Johnson!!! Large back yard! Easy to clean ceramic floors! Cute as a button kitchen!

19. 2025-06-03
    listed $127,000 Active

    Show marketing remark (368 chars)

    Ready to rent, ready to make a great home!! This place is ready for you to step in and say, ''Home sweet home'' or ''hello cash flow!'' Clean, fresh, and convenient to all Leesville shopping as well as New Llano dog park, main walking path park, fire stations, and a quick zip to Fort Johnson!!! Large back yard! Easy to clean ceramic floors! Cute as a button kitchen!

20. 2025-04-15
    soldstatus $170,000
21. 2024-08-05
    price $127,000
22. 2024-07-20
    listed $145,000 Active
23. 2009-01-20
    soldstatus $45,290
24. 2004-05-28
    soldstatus

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $698 · $58/mo
• Expected delta: +$230/yr (+$19/mo · 49.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 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: $12,600
• − Mortgage interest: −$7,114
• − Property taxes: −$469
• − Insurance: −$635
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$3,695
• Taxable loss: −$1,328
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $1,177/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 — New Llano

• Score: 63/100
• State rank: #190
• US rank: #15143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Llano, LA
• Population (ZIP): 2,253

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: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: White 36% Black 30% Two or more races 17% Hispanic / Latino 13% Asian 3% Pacific Islander 2% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 6% German/W. Germanic 1% Korean 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: ▲ 4.16%
• Current HPI: 112.2651
• Rent YoY: —
• Metro: —
• 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

+180.4% since first listed

8 events — show timeline

• 2025-06-04 Listed $127,000 GFPAR
• 2025-06-03 Listed $127,000 SWLAR
• 2025-06-03 Listed $127,000 AcadianaMLS
• 2025-04-15 Sold (Public Records) $170,000 Public Records
• 2024-08-05 Price Changed $127,000 GFPAR
• 2024-07-20 Listed $145,000 GFPAR
• 2009-01-20 Sold (Public Records) $45,290 Public Records
• 2004-05-28 Sold (MLS) — GFPAR

Property tax history

-0.1%/yr

Latest (2025): $469 · -4.1% YoY. Source: county tax records.