1100 Westwood · Leesville, LA 71446

$92,000

3 bd · 1.0 ba · 997 sqft · SingleFamily · 80 Days on market

Built 1980 0.25 ac lot $92/sqft · 23% below area Est $120k · 23% 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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Great investment opportunity in this 3 bedroom 1 bath home. Located on a corner lot close to shopping and schools. The property offers an updated kitchen and bath with new floors in kitchen and living room.

Key facts

• New floors
• Updated kitchen
• Corner lot

Tags

• CORNER LOT
• UPDATED KITCHEN
• NEW FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 7.3% 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.
• Market conditions: Rents rising fast (+9.6%/yr); 210 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $636 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $60k; list at $92k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $86,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.28% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.21%
• DSCR: 1.77
• GRM: 6.5

CMA / ARV

• ARV (median comp): $120,014
• List price: $92,000
• Delta: -23.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 Pinecrest St	0.11mi	3/1.0	1,020 (+2%)	4mo	$32,000	$31	88
800 Marvin Ave	0.15mi	3/2.0	1,100 (+10%)	6mo	$125,000	$114	67
105 Nelda St	0.23mi	3/1.5	1,135 (+14%)	10mo	$135,500	$119	56
1110 Spruce St	0.44mi	3/1.5	1,100 (+10%)	6mo	$45,000	$41	56
2105 Miriam St	0.53mi	3/1.0	1,000 (+0%)	23mo	$117,000	$117	55
1101 Pinckney Ave	0.48mi	2/1.0 (-1)	895 (-10%)	21mo	$85,000	$95	38

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: 13.6%
• Equity multiple: 1.58×
• Total profit: $14,822
• Equity at exit: $13,717

10-year hold

• IRR: 25.8%
• Equity multiple: 3.77×
• Total profit: $71,440
• Equity at exit: $7,954

Cash invested: $25,760 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $369

Break-even live

Break-even rent $711

Max offer price $92,000

Occupancy floor 64%

Sensitivity live

Price	-10% $422	-5% $395	+0% $369	+5% $343	+10% $317
Rent	-10% $276	-5% $323	+0% $369	+5% $416	+10% $463
Rate	-1.0pp $416	-0.5pp $393	base $369	+0.5pp $346	+1.0pp $321

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	45d	1	0.66mi
305 W Maggie St Apt 3 Leesville, LA	2.0	1.5	840	$600	$0.71	45d	1	1.19mi
306 W Harriet St Apt 6 Leesville, LA	2.0	1.5	840	$650	$0.77	45d	1	1.19mi
10 Katherine Loop Leesville, LA	3.0	2.0	1106	$1,100	$0.99	45d	1	1.42mi

Listing history 22 events

1. 2026-06-19
   days on market $92,000 Active 80 DOM
2. 2026-06-18
   days on market $92,000 Active 79 DOM
3. 2026-06-17
   days on market $92,000 Active 78 DOM
4. 2026-06-16
   days on market $92,000 Active 77 DOM
5. 2026-06-15
   days on market $92,000 Active 76 DOM
6. 2026-06-14
   days on market $92,000 Active 74 DOM
7. 2026-06-12
   days on market $92,000 Active 73 DOM
8. 2026-06-09
   days on market $92,000 Active 70 DOM
9. 2026-06-08
   days on market $92,000 Active 69 DOM
10. 2026-06-07
    days on market $92,000 Active 68 DOM
11. 2026-06-07
    days on market $92,000 Active 67 DOM
12. 2026-06-04
    days on market $92,000 Active 64 DOM
13. 2026-06-02
    days on market $92,000 Active 63 DOM
14. 2026-06-01
    days on market $92,000 Active 62 DOM
15. 2026-05-31
    days on market $92,000 Active 61 DOM
16. 2026-05-31
    days on market $92,000 Active 60 DOM
17. 2026-03-31
    listed $92,000 Active 206-char remark

    Show marketing remark (206 chars)

    Great investment opportunity in this 3 bedroom 1 bath home. Located on a corner lot close to shopping and schools. The property offers an updated kitchen and bath with new floors in kitchen and living room.

18. 2022-02-07
    price $850
19. 2016-04-01
    soldstatus 212-char remark

    Show marketing remark (212 chars)

    Great investment opportunities in this 3 bedroom 1 bath home on a corner lot. The property offers an updated kitchen and nice size bedrooms. Close to shopping and schools. Property being sold ''AS-IS, WHERE IS''.

20. 2016-02-10
    listed $39,220 212-char remark

    Show marketing remark (212 chars)

    Great investment opportunities in this 3 bedroom 1 bath home on a corner lot. The property offers an updated kitchen and nice size bedrooms. Close to shopping and schools. Property being sold ''AS-IS, WHERE IS''.

21. 2008-02-08
    soldstatus
22. 2008-02-08
    soldstatus $60,000

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $506 · $42/mo
• Expected delta: +$16/yr (+$1/mo · 3.2%)

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

Taxation est. · year 1

• Rental income: $14,143
• − Mortgage interest: −$5,153
• − Property taxes: −$490
• − Insurance: −$460
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$2,676
• Taxable income: $3,100
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $3,689/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

+53.3% since first listed

6 events — show timeline

• 2026-03-31 Listed $92,000 GFPAR
• 2022-02-07 Price Changed $850 RENT.
• 2016-04-01 Sold (MLS) — GFPAR
• 2016-02-10 Listed $39,220 GFPAR
• 2008-02-08 Sold (Public Records) $60,000 Public Records
• 2008-02-08 Sold (MLS) — GFPAR

Property tax history

+6.4%/yr

Latest (2025): $490 · -0.8% YoY. Source: county tax records.