147 Magnolia Rd · Simpson, LA 71474

$119,000

3 bd · 1.5 ba · 1,171 sqft · SingleFamily · 31 Days on market

Fair condition 1.05 ac lot $102/sqft · 21% below area Est $150k · 21% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Craving a little country peace and quiet? This inviting 3-bedroom, 1.5-bath home offers just that, tucked away off the beaten path in Simpson, LA. Located right off Highway 8, you'll be close to Simpson schools and local amenities, with easy access to both Leesville and Alexandria. Relax on the front porch and listen to the sounds of nature, or enjoy watching wildlife through the dining room's sliding doors. Whether you're starting out or simplifying your lifestyle, this home is the perfect match. Book your tour today!

Key facts

• Easy access
• Front porch
• Local amenities

Tags

• FRONT PORCH
• SLIDING DOORS
• LOCAL AMENITIES
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $119k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $43 ($522/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 $110k (7.9% below list).
• Recommended offer: $110k (7.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#118 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety C-, crime D-, 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: 2 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($823 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $109,602 (7.9% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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 D 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: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $149,936
• List price: $119,000
• Delta: -17.30%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.0%
• Equity multiple: 1.51×
• Total profit: $17,121
• Equity at exit: $53,508

10-year hold

• IRR: 11.5%
• Equity multiple: 2.71×
• Total profit: $57,109
• Equity at exit: $82,462

Cash invested: $33,320 (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 71474

• Active inventory: 2
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $43

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 91%

Sensitivity live

Price	-10% $126	-5% $85	+0% $43	+5% $2	+10% $-39
Rent	-10% $-43	-5% $0	+0% $43	+5% $87	+10% $130
Rate	-1.0pp $103	-0.5pp $74	base $43	+0.5pp $13	+1.0pp $-19

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $119,000 Active 31 DOM
2. 2026-06-18
   days on market $119,000 Active 30 DOM
3. 2026-06-18
   price $119,000 Active 29 DOM
4. 2026-06-17
   days on market $124,000 Active 29 DOM
5. 2026-06-16
   days on market $124,000 Active 28 DOM
6. 2026-06-15
   days on market $124,000 Active 27 DOM
7. 2026-06-14
   days on market $124,000 Active 25 DOM
8. 2026-06-12
   days on market $124,000 Active 24 DOM
9. 2026-06-09
   days on market $124,000 Active 21 DOM
10. 2026-06-08
    days on market $124,000 Active 20 DOM
11. 2026-06-07
    days on market $124,000 Active 19 DOM
12. 2026-06-07
    days on market $124,000 Active 18 DOM
13. 2026-06-04
    days on market $124,000 Active 15 DOM
14. 2026-06-02
    days on market $124,000 Active 14 DOM
15. 2026-06-01
    days on market $124,000 Active 13 DOM
16. 2026-05-31
    days on market $124,000 Active 12 DOM
17. 2026-05-31
    remarks 589-char remark
18. 2026-05-31
    statusdays on market $124,000 Active 11 DOM
19. 2026-05-19
    listed $124,000 Active 524-char remark

    Show marketing remark (524 chars)

    Craving a little country peace and quiet? This inviting 3-bedroom, 1.5-bath home offers just that, tucked away off the beaten path in Simpson, LA. Located right off Highway 8, you'll be close to Simpson schools and local amenities, with easy access to both Leesville and Alexandria. Relax on the front porch and listen to the sounds of nature, or enjoy watching wildlife through the dining room's sliding doors. Whether you're starting out or simplifying your lifestyle, this home is the perfect match. Book your tour today!

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

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 · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $13,152
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$3,462
• Taxable loss: −$1,460
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $872/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, exterior, and landscaping. Upgrades in these areas will attract more buyers and renters.

Repairs flagged

• Major Driveway — Cracked and uneven, needs full replacement
• Major Siding — Worn-out and peeling, needs full replacement
• Major Landscaping — Overgrown and unkempt, needs trimming and planting

Value-add opportunities

• Resale New kitchen appliances and cabinetry — Modernizing the kitchen will attract more buyers
• Both Landscaping and driveway repair — Improving curb appeal will increase both resale and rental value
• Resale New flooring — Replacing carpet with hardwood or tile will make the home more appealing

Renovation cost estimate screening

Repair item	Severity	Est. cost
Driveway · Cracked and uneven, needs full replacement	Major	$15,000–50,000
Siding · Worn-out and peeling, needs full replacement	Major	$15,000–50,000
Landscaping · Overgrown and unkempt, needs trimming and planting	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale New kitchen appliances and cabinetry — Modernizing the kitchen will attract more buyers ↑
• Both Landscaping and driveway repair — Improving curb appeal will increase both resale and rental value ↑
• Resale New flooring — Replacing carpet with hardwood or tile will make the home more appealing ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Simpson

• Score: 66/100
• State rank: #118
• US rank: #11325

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Simpson, LA
• City population: 373
• Population (ZIP): 373

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 5% Italian 2% Iranian 2%
• Foreign-born: 0%

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: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-19 Listed $124,000 GFPAR