10 Katherine Loop · Leesville, LA 71446

$125,000

3 bd · 2.0 ba · 1,106 sqft · SingleFamily · 5 Days on market

Built 1972 9,583 sqft lot Est $115k · 9% over

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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 +21.2/30.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• ARV discount +3.6/15.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AMAZING PRICE! Have you wanted to own a home but not certain you could afford a monthly payment for one? This home should qualify for no down payment options AND it's had GREAT renovations. An entirely new master bathroom, a new vanity in the guest bathroom, popcorn ceiling removed in living area, dishwasher added, NEW ROOF, NEW Water Heater, and GUESS WHAT? ALL appliances remain! That includes a washer and dryer! It also has a FENCED IN BACKYARD! Come buy a home. It's time.

Key facts

• Fenced back yard
• Quiet cul-de-sac
• Dedicated pantry

Tags

• QUIET CUL-DE-SAC
• MOSAIC TILE BACKSPLASH
• DEDICATED PANTRY
• PRIVATE EN-SUITE BATHROOM
• CUSTOM WALK-IN SHOWER
• FENCED BACK YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Located in the Warner Addition subdivision
• Construction: Brick construction; Slab foundation
• Exterior features: Composition roof; Residential zoning

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/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 $125k (0.2% below list).
• Recommended offer: $125k (0.2% below list) — sets the bar for 1% rule.

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; 6 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $105k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $124,757 (0.2% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $115,024
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Katherine Loop	0.08mi	3/2.0	1,160 (+5%)	18mo	$120,500	$104	73
15 Kurthwood Rd	0.40mi	3/1.0	1,082 (-2%)	17mo	$104,900	$97	60
308 Belview Rd	0.60mi	2/1.5 (-1)	1,155 (+4%)	23mo	$145,000	$126	39

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,154
• Equity at exit: $18,638

10-year hold

• IRR: 12.7%
• Equity multiple: 2.23×
• Total profit: $42,902
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$656
• Tax from tax record: −$97 /mo · $1,164/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $181

Break-even live

Break-even rent $1,018

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $252	-5% $216	+0% $181	+5% $146	+10% $110
Rent	-10% $82	-5% $132	+0% $181	+5% $230	+10% $280
Rate	-1.0pp $244	-0.5pp $213	base $181	+0.5pp $149	+1.0pp $116

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Katherine Loop Leesville, LA	3.0	2.0	1106	$1,100	$0.99	44d	1	0.02mi
207 Belview Rd Leesville, LA	3.0	1.5	1300	$1,200	$0.92	44d	1	0.53mi
347 Watson Rd Unit 20 Leesville, LA	3.0	1.0	1160	$595	$0.51	44d	1	0.77mi
347 Watson Rd Unit 12 Leesville, LA	2.0	1.0	1160	$575	$0.50	44d	1	0.77mi
305 W Maggie St Apt 3 Leesville, LA	2.0	1.5	840	$600	$0.71	44d	1	1.05mi
306 W Harriet St Apt 6 Leesville, LA	2.0	1.5	840	$650	$0.77	44d	1	1.06mi

Listing history 14 events

1. 2026-05-22
   listed $125,000 Active
2. 2026-05-14
   historical $1,000
3. 2026-05-13
   price $1,000
4. 2025-11-17
   listed $1,100
5. 2022-08-09
   soldstatus
6. 2022-05-12
   price $1,000
7. 2021-12-27
   soldstatus 479-char remark

   Show marketing remark (479 chars)

   AMAZING PRICE! Have you wanted to own a home but not certain you could afford a monthly payment for one? This home should qualify for no down payment options AND it's had GREAT renovations. An entirely new master bathroom, a new vanity in the guest bathroom, popcorn ceiling removed in living area, dishwasher added, NEW ROOF, NEW Water Heater, and GUESS WHAT? ALL appliances remain! That includes a washer and dryer! It also has a FENCED IN BACKYARD! Come buy a home. It's time.

8. 2021-12-23
   soldstatus $105,000
9. 2021-11-07
   listed $105,000 479-char remark

   Show marketing remark (479 chars)

   AMAZING PRICE! Have you wanted to own a home but not certain you could afford a monthly payment for one? This home should qualify for no down payment options AND it's had GREAT renovations. An entirely new master bathroom, a new vanity in the guest bathroom, popcorn ceiling removed in living area, dishwasher added, NEW ROOF, NEW Water Heater, and GUESS WHAT? ALL appliances remain! That includes a washer and dryer! It also has a FENCED IN BACKYARD! Come buy a home. It's time.

10. 2020-06-26
    soldstatus $88,500
11. 2020-06-02
    listed $85,000
12. 2014-10-29
    soldstatus
13. 2014-06-11
    listed $75,000
14. 2006-06-16
    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: $1,164 · $97/mo
• Projected year-2 tax: $1,164 · $97/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $14,971
• − Mortgage interest: −$7,002
• − Property taxes: −$1,164
• − Insurance: −$625
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$3,636
• Taxable income: $148
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,136/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

+66.7% since first listed

14 events — show timeline

• 2026-05-22 Listed $125,000 GFPAR
• 2026-05-14 Rental Removed $1,000 APPFOLIO
• 2026-05-13 Price Changed $1,000 APPFOLIO
• 2025-11-17 Listed for Rent $1,100 APPFOLIO
• 2022-08-09 Sold (MLS) — GFPAR
• 2022-05-12 Price Changed $1,000 RENT.
• 2021-12-27 Sold (MLS) — GFPAR
• 2021-12-23 Sold (Public Records) $105,000 Public Records
• 2021-11-07 Listed $105,000 GFPAR
• 2020-06-26 Sold (Public Records) $88,500 Public Records
• 2020-06-02 Listed $85,000 GFPAR
• 2014-10-29 Sold (MLS) — GFPAR
• 2014-06-11 Listed $75,000 GFPAR
• 2006-06-16 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,164 · -0.8% YoY. Source: county tax records.