2112 Jean · Leesville, LA 71446

$68,000

2 bd · 1.0 ba · 1,051 sqft · SingleFamily · 160 Days on market

Fair condition 0.25 ac lot $65/sqft · 43% below area Est $120k · 43% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 BEDROOM, 1 BATH home is the PERFECT STARTER home or INVESTMENT property. The lovely HARDWOOD FLOORS give such a CHARMING feel! The city lot PLUS a side porch is just right for RELAXING on warm summer evenings. This home just needs your personal touch.

Key facts

• Close to restaurants
• Close to shopping
• Hardwood floors

Tags

• HARDWOOD FLOORS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• 15 MINUTES TO FORT POLK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 5.9% in Leesville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Zoned schools: Rosepine Elementary School (math 25% / reading 50%, grade F, #247 of 646 statewide, top 39%, 830 students, 55% FRL); Vernon Middle School (math 30% / reading 41%, grade F, #91 of 218 statewide, top 42%, 477 students, 60% FRL); Leesville High School (math 32% / reading 54%, grade F, #66 of 265 statewide, top 25%, 884 students, 47% FRL).
• Market conditions: Rents rising fast (+9.6%/yr); 290 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $470 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.
• Current owner paid $49k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.63% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.21%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

• ARV (median comp): $119,871
• List price: $68,000
• Delta: -43.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 Spruce St	0.31mi	3/1.5 (+1)	1,100 (+5%)	9mo	$45,000	$41	63
1209 Pinecrest St	0.52mi	3/1.0 (+1)	1,020 (-3%)	7mo	$32,000	$31	60
2110 Thompson St	0.43mi	3/1.5 (+1)	1,028 (-2%)	19mo	$140,000	$136	53
800 Marvin Ave	0.49mi	3/2.0 (+1)	1,100 (+5%)	9mo	$125,000	$114	52
1101 Pinckney Ave	0.16mi	2/1.0	895 (-15%)	24mo	$85,000	$95	48
105 Nelda St	0.68mi	3/1.5 (+1)	1,135 (+8%)	13mo	$135,500	$119	37
512 Whittington St	0.59mi	3/1.5 (+1)	1,208 (+15%)	12mo	$60,000	$50	31

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: 27.7%
• Equity multiple: 2.23×
• Total profit: $23,330
• Equity at exit: $10,139

10-year hold

• IRR: 38.0%
• Equity multiple: 5.39×
• Total profit: $83,609
• Equity at exit: $5,879

Cash invested: $19,040 (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 →

Active competition Active MLS

• For sale now: 22 active
• Median asking: $109,000 ($100/sqft)
• Median days on market: 118 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +13.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71446

• Home prices YoY: -32.1%
• Rents YoY: 9.6%
• Active inventory: 290
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,107 high
• Mortgage (P&I): −$357
• Tax from tax record: −$42 /mo · $502/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $448

Break-even live

Break-even rent $540

Max offer price $68,000

Occupancy floor 55%

Sensitivity live

Price	-10% $486	-5% $467	+0% $448	+5% $428	+10% $409
Rent	-10% $360	-5% $404	+0% $448	+5% $491	+10% $535
Rate	-1.0pp $482	-0.5pp $465	base $448	+0.5pp $430	+1.0pp $412

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: $17,000
• Closing costs: $2,040
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	139d	1	0.15mi
1007 Marvin Ave Leesville, LA	3.0	2.0	1450	$950	$0.66	6d	1	0.18mi
909 Marvin Ave Leesville, LA	2.0	1.0	1217	$700	$0.58	6d	1	0.31mi
116 Nelda Dr Leesville, LA	3.0	2.0	1467	$1,425	$0.97	2d	1	0.70mi
1608 Amour Dr #3 Leesville, LA	2.0	1.5	1060	$725	$0.68	6d	1	0.92mi
211 N Gladys St Leesville, LA	3.0	2.0	1376	$1,600	$1.16	6d	1	0.97mi
306 W Harriet St Apt 6 Leesville, LA	2.0	1.5	840	$650	$0.77	139d	1	1.03mi
305 W Maggie St Apt 3 Leesville, LA	2.0	1.5	840	$600	$0.71	139d	1	1.03mi

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyResidential zoningLocated in the Lee Hills subdivision
• Exterior features: Composition roof

Interior

• Kitchen: RefrigeratorElectric range
• Flooring: Wood flooringCarpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: 5 total roomsRefrigeratorElectric range

Listing history 50 events

1. 2026-09-24
   days on market $68,000 Active 160 DOM
2. 2026-09-23
   days on market $68,000 Active 159 DOM
3. 2026-09-21
   days on market $68,000 Active 157 DOM
4. 2026-09-20
   days on market $68,000 Active 156 DOM
5. 2026-09-19
   days on market $68,000 Active 155 DOM
6. 2026-09-18
   days on market $68,000 Active 154 DOM
7. 2026-09-17
   days on market $68,000 Active 153 DOM
8. 2026-09-16
   days on market $68,000 Active 152 DOM
9. 2026-09-15
   days on market $68,000 Active 151 DOM
10. 2026-09-14
    days on market $68,000 Active 150 DOM
11. 2026-09-13
    days on market $68,000 Active 149 DOM
12. 2026-09-12
    days on market $68,000 Active 148 DOM
13. 2026-09-11
    days on market $68,000 Active 147 DOM
14. 2026-09-05
    days on market $68,000 Active 141 DOM
15. 2026-09-04
    days on market $68,000 Active 140 DOM
16. 2026-09-03
    days on market $68,000 Active 139 DOM
17. 2026-09-02
    days on market $68,000 Active 138 DOM
18. 2026-08-30
    days on market $68,000 Active 135 DOM
19. 2026-08-29
    days on market $68,000 Active 134 DOM
20. 2026-08-28
    days on market $68,000 Active 133 DOM
21. 2026-08-27
    days on market $68,000 Active 132 DOM
22. 2026-08-25
    days on market $68,000 Active 130 DOM
23. 2026-08-24
    days on market $68,000 Active 129 DOM
24. 2026-08-23
    days on market $68,000 Active 128 DOM
25. 2026-08-22
    days on market $68,000 Active 127 DOM
26. 2026-08-21
    days on market $68,000 Active 126 DOM
27. 2026-08-20
    days on market $68,000 Active 125 DOM
28. 2026-08-19
    days on market $68,000 Active 124 DOM
29. 2026-08-18
    days on market $68,000 Active 123 DOM
30. 2026-08-17
    days on market $68,000 Active 122 DOM
31. 2026-08-16
    days on market $68,000 Active 121 DOM
32. 2026-08-15
    days on market $68,000 Active 120 DOM
33. 2026-08-14
    days on market $68,000 Active 119 DOM
34. 2026-08-13
    days on market $68,000 Active 118 DOM
35. 2026-08-12
    days on market $68,000 Active 117 DOM
36. 2026-08-11
    days on market $68,000 Active 116 DOM
37. 2026-08-10
    days on market $68,000 Active 115 DOM
38. 2026-08-09
    days on market $68,000 Active 114 DOM
39. 2026-08-08
    days on market $68,000 Active 113 DOM
40. 2026-08-07
    days on market $68,000 Active 112 DOM
41. 2026-08-06
    days on market $68,000 Active 111 DOM
42. 2026-08-05
    days on market $68,000 Active 110 DOM
43. 2026-08-04
    days on market $68,000 Active 109 DOM
44. 2026-08-03
    days on market $68,000 Active 108 DOM
45. 2026-07-31
    days on market $68,000 Active 105 DOM
46. 2026-07-30
    days on market $68,000 Active 104 DOM
47. 2026-07-29
    days on market $68,000 Active 103 DOM
48. 2026-07-27
    days on market $68,000 Active 101 DOM
49. 2026-07-25
    days on market $68,000 Active 99 DOM
50. 2026-07-24
    days on market $68,000 Active 98 DOM

ⓘ 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: $502 · $42/mo
• Projected year-2 tax: $502 · $42/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: $13,282
• − Mortgage interest: −$3,809
• − Property taxes: −$502
• − Insurance: −$340
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$1,978
• Taxable income: $4,528
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $4,285/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $26,275–$47,295 screening

This home requires significant repairs and maintenance, including painting, landscaping, and flooring updates. With these improvements, it can become a move-in-ready property with increased resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Repairs flagged

• Major Exterior siding and paint — Significant wear and tear, peeling paint, and overall poor condition.
• Major Flooring — Worn carpet and hardwood flooring in need of cleaning or replacement.
• Major Interior walls — Significant wear and tear, discoloration, and peeling paint.
• Major Bathroom — Cluttered and in need of cleaning, with worn fixtures and tiles.

Value-add opportunities

• Both Painting and repainting the exterior and interior walls — Fresh paint can significantly improve the curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
• Both Landscaping and yard maintenance — A well-maintained yard and landscaping can greatly enhance the home's curb appeal and attract potential buyers or renters. ↑
• Both Floor cleaning or replacement — Clean or new flooring can greatly improve the home's appearance and functionality, making it more attractive to buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary West Leesville Elementary School F LA #324/646 Nat'l #26,279/41,679 Middle Leesville Junior High School F LA #95/218 Nat'l #7,813/14,009 High Leesville High School F LA #66/265 Nat'l #7,439/17,239

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

B Composite livability gradescore 73/100

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 · 45,401 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: 9% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

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

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyResidential zoningLocated in the Lee Hills subdivision
• Exterior features: Composition roof

Interior

• Kitchen: RefrigeratorElectric range
• Flooring: Wood flooringCarpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: 5 total roomsRefrigeratorElectric range

Price history

+38.8% since first listed

4 events — show timeline

• 2026-04-17 Listed $68,000 GFPAR
• 2016-01-18 Sold (MLS) — GFPAR
• 2015-11-25 Listed $39,900 GFPAR
• 2006-08-30 Sold (Public Records) $49,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $502 · -0.8% YoY. Source: county tax records.