1409 S 11th · Leesville, LA 71446

$178,900

4 bd · 2.0 ba · 1,609 sqft · SingleFamily · 104 Days on market

Built 1972 Good condition 8,712 sqft lot $111/sqft · 10% below area Est $198k · 10% under ↓ 14% since listing

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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 +14.8/30.0
• ARV discount +11.9/15.0
• Rent growth +4.9/5.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled 4-BEDROOM, 2-BATH home offering 1,609 square feet of MODERN, MOVE-IN READY living space. This thoughtfully updated property features WHITE SHAKER CABINETRY, GRANITE countertops, STAINLESS STEEL appliances, MATTE BLACK HARDWARE, CUSTOM WOOD FLOATING SHELVES, and UPDATED LIGHTING throughout with a SPACIOUS LIVING AREA. The bathrooms have been beautifully renovated with STYLISH VANITIES, MODERN FIXTURES, and a SLEEK TILE SHOWER & TUB SURROUND that adds a high-end feel. Located in a QUIET, well-established NEIGHBORHOOD with CONVENIENT ACCESS to the main highway, shopping, and dining. This home provides EXCEPTIONAL VALUE for a fully remodeled 4-bedroom property in today's market!Schedule your showing today. Owner is a licensed real estate agent.

Key facts

• Remodeled
• Matte black hardware
• Granite countertops

Tags

• REMODELED
• WHITE SHAKER CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• MATTE BLACK HARDWARE
• CUSTOM WOOD FLOATING SHELVES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $49 ($583/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 $163k (9.1% below list).
• Recommended offer: $163k (9.1% 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; 1 comparable units currently listed for rent nearby; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Recommended offer $162,647 (9.1% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $198,391
• List price: $178,900
• Delta: -9.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2001 Ginger St	0.65mi	4/2.0	1,560 (-3%)	1mo	$175,000	$112	64
1007 S 10th St	0.29mi	3/2.0 (-1)	1,820 (+13%)	7mo	$280,000	$154	54
902 S 10th St	0.43mi	4/2.0	1,824 (+13%)	9mo	$240,000	$132	50
2004 Columbus Cir	0.71mi	3/2.0 (-1)	1,731 (+8%)	1mo	$192,000	$111	48
914 S 10th	0.35mi	3/2.0 (-1)	1,459 (-9%)	20mo	$185,000	$127	46
1908 Circles End	0.51mi	3/2.0 (-1)	1,836 (+14%)	4mo	$233,000	$127	45
2000 Allison St	0.59mi	4/1.5	1,509 (-6%)	23mo	$117,000	$78	41
2006 Allison St	0.60mi	3/1.0 (-1)	1,495 (-7%)	14mo	$120,000	$80	40
2005 Allison St	0.57mi	4/1.0	1,795 (+12%)	15mo	$164,000	$91	38
1209 Port Arthur Ter	0.53mi	3/2.5 (-1)	1,785 (+11%)	18mo	$245,000	$137	36
2005 Columbus Cir	0.70mi	4/2.0	1,850 (+15%)	8mo	$175,000	$95	35

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: -9.0%
• Equity multiple: 0.66×
• Total profit: $-17,276
• Equity at exit: $26,675

10-year hold

• IRR: 6.2%
• Equity multiple: 1.56×
• Total profit: $28,162
• Equity at exit: $15,468

Cash invested: $50,092 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,626 medium
• Mortgage (P&I): −$938
• Tax est. 1.5%: −$224 /mo · $2,684/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $49

Break-even live

Break-even rent $1,565

Max offer price $178,900

Occupancy floor 92%

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: $44,725
• Closing costs: $5,367
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1219 Port Arthur Ter Leesville, LA	3.0	2.0	1800	$1,400	$0.78	44d	1	0.52mi

Listing history 19 events

1. 2026-06-08
   days on market $178,900 Active 104 DOM
2. 2026-06-07
   days on market $178,900 Active 103 DOM
3. 2026-06-07
   days on market $178,900 Active 102 DOM
4. 2026-06-04
   days on market $178,900 Active 99 DOM
5. 2026-06-02
   days on market $178,900 Active 98 DOM
6. 2026-06-01
   days on market $178,900 Active 97 DOM
7. 2026-05-31
   days on market $178,900 Active 96 DOM
8. 2026-05-31
   days on market $178,900 Active 95 DOM
9. 2026-05-07
   price $178,900 777-char remark

   Show marketing remark (777 chars)

   Completely remodeled 4-BEDROOM, 2-BATH home offering 1,609 square feet of MODERN, MOVE-IN READY living space. This thoughtfully updated property features WHITE SHAKER CABINETRY, GRANITE countertops, STAINLESS STEEL appliances, MATTE BLACK HARDWARE, CUSTOM WOOD FLOATING SHELVES, and UPDATED LIGHTING throughout with a SPACIOUS LIVING AREA. The bathrooms have been beautifully renovated with STYLISH VANITIES, MODERN FIXTURES, and a SLEEK TILE SHOWER & TUB SURROUND that adds a high-end feel. Located in a QUIET, well-established NEIGHBORHOOD with CONVENIENT ACCESS to the main highway, shopping, and dining. This home provides EXCEPTIONAL VALUE for a fully remodeled 4-bedroom property in today's market!Schedule your showing today. Owner is a licensed real estate agent.

10. 2026-02-24
    listed $185,000 Active 777-char remark

    Show marketing remark (777 chars)

    Completely remodeled 4-BEDROOM, 2-BATH home offering 1,609 square feet of MODERN, MOVE-IN READY living space. This thoughtfully updated property features WHITE SHAKER CABINETRY, GRANITE countertops, STAINLESS STEEL appliances, MATTE BLACK HARDWARE, CUSTOM WOOD FLOATING SHELVES, and UPDATED LIGHTING throughout with a SPACIOUS LIVING AREA. The bathrooms have been beautifully renovated with STYLISH VANITIES, MODERN FIXTURES, and a SLEEK TILE SHOWER & TUB SURROUND that adds a high-end feel. Located in a QUIET, well-established NEIGHBORHOOD with CONVENIENT ACCESS to the main highway, shopping, and dining. This home provides EXCEPTIONAL VALUE for a fully remodeled 4-bedroom property in today's market!Schedule your showing today. Owner is a licensed real estate agent.

11. 2025-05-02
    historical $1,550
12. 2025-04-03
    listed $1,550
13. 2025-02-02
    status Active
14. 2025-01-31
    price $181,000
15. 2024-10-26
    price $188,000
16. 2024-09-18
    price $197,900
17. 2024-08-29
    price $203,000
18. 2024-07-26
    listed $209,000 Active
19. 2024-06-14
    listed $209,000 Active

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

Taxation est. · year 1

• Rental income: $19,518
• − Mortgage interest: −$10,021
• − Property taxes: −$2,684
• − Insurance: −$894
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$5,204
• Taxable loss: −$2,409
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $1,161/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 · 6 photos

Good 80/100 Cosmetic rehab

This fully remodeled 4-bedroom home is in excellent condition with modern updates and a good location. It is move-in ready and offers exceptional value for a fully remodeled property.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Add a small front porch or entryway — Can increase the home's charm and functionality, making it more appealing to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add a small front porch or entryway — Can increase the home's charm and functionality, making it more appealing to potential buyers or renters. ↑

ⓘ 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 — 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

-14.4% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $178,900 GFPAR
• 2026-02-24 Listed $185,000 GFPAR
• 2025-05-02 Rental Removed $1,550 TURBOTENANT
• 2025-04-03 Listed for Rent $1,550 TURBOTENANT
• 2025-02-02 Relisted — GFPAR
• 2025-01-31 Price Changed $181,000 GFPAR
• 2024-10-26 Price Changed $188,000 GFPAR
• 2024-09-18 Price Changed $197,900 GFPAR
• 2024-08-29 Price Changed $203,000 GFPAR
• 2024-07-26 Listed $209,000 GFPAR
• 2024-06-14 Listed $209,000 GFPAR