171 Colony Loop · Anacoco, LA 71403

$50,000

3 bd · 1.0 ba · 908 sqft · SingleFamily · 9 Days on market

Fair condition 1.29 ac lot $55/sqft · 64% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

171 Colony Loop is country living with room to make it your own. With a little over an acre, this 3 bed, 1 bath home offers just over 900 square feet of living space, perfect for the buyer looking to make this home theirs from the floor up. Home features a covered front porch, 2 metal carports, an outdoor shop/work space, all laid out on a beautiful, well kept lawn in the quaint little village of Anacoco. Inside, you will find a practical laid out floorplan with plenty of light and an eat-in kitchen area. With its manageable size, spacious lot, and established country setting, this property offers an excellent opportunity for a buyer ready to add their own special touches.

Key facts

• Covered front porch
• Well kept lawn
• Eat in kitchen area

Tags

• COVERED FRONT PORCH
• OUTDOOR SHOP WORK SPACE
• WELL KEPT LAWN
• EAT IN KITCHEN AREA
• SPACIOUS LOT
• ESTABLISHED COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 32.5% vs local median 5.5% in Anacoco — 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 69/100 on livability (#81 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, crime F, 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.
• 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: 55 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($346 loan paydown + $4k appreciation (8.2% 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 (8.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.55% ✓
• Cap rate: 32.53%
• Cash-on-cash: 93.72%
• DSCR: 5.17
• GRM: 2.3

CMA / ARV

• ARV (median comp): $128,708
• List price: $50,000
• Delta: -61.15%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Hammock	0.59mi	2/1.0 (-1)	846 (-7%)	6mo	$160,000	$189	51
311 Colony Loop	0.13mi	3/2.0	1,153 (+27%)	49mo	$45,000	$39	45
266 Brown Rd	1.61mi	2/1.0 (-1)	890 (-2%)	37mo	$90,000	$101	37
200 Mcrae Dr	0.93mi	2/2.0 (-1)	986 (+9%)	36mo	$155,000	$157	22
179 Gus Brown Rd	1.63mi	3/1.0	1,056 (+16%)	50mo	$30,000	$28	20
5983 La-111	1.25mi	3/2.0	1,150 (+27%)	50mo	$150,000	$130	16

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.48×
• Total profit: $90,774
• Equity at exit: $38,557

10-year hold

• IRR: 97.8%
• Equity multiple: 16.12×
• Total profit: $211,666
• Equity at exit: $77,087

Cash invested: $14,000 (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 71403

• Home prices YoY: 4.6%
• Active inventory: 55
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $1,093

Break-even live

Break-even rent $390

Max offer price $50,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,122	-5% $1,108	+0% $1,093	+5% $1,079	+10% $1,065
Rent	-10% $953	-5% $1,023	+0% $1,093	+5% $1,163	+10% $1,233
Rate	-1.0pp $1,119	-0.5pp $1,106	base $1,093	+0.5pp $1,080	+1.0pp $1,067

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: $12,500
• Closing costs: $1,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Public and private well water sourcesSeptic tank sewer
• Home design: Single-family residenceSingle-story
• Exterior features: Covered porchMetal roofApproximately 1.29 acres of landResidential zoning

Interior

• Kitchen: Refrigerator
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Refrigerator included7 total rooms

Listing history 46 events

1. 2026-08-08
   days on market $50,000 Active 9 DOM
2. 2026-08-07
   days on market $50,000 Active 8 DOM
3. 2026-08-06
   days on market $50,000 Active 7 DOM
4. 2026-08-05
   days on market $50,000 Active 6 DOM
5. 2026-08-04
   days on market $50,000 Active 5 DOM
6. 2026-08-03
   days on market $50,000 Active 4 DOM
7. 2026-07-31
   remarks 681-char remark
8. 2026-07-31
   days on marketlisting id $50,000 Active 1 DOM
9. 2026-07-13
   days on market $50,000 Active 65 DOM
10. 2026-07-12
    days on market $50,000 Active 64 DOM
11. 2026-07-12
    days on market $50,000 Active 63 DOM
12. 2026-07-11
    days on market $50,000 Active 62 DOM
13. 2026-07-09
    days on market $50,000 Active 61 DOM
14. 2026-07-08
    days on market $50,000 Active 60 DOM
15. 2026-07-07
    days on market $50,000 Active 59 DOM
16. 2026-07-06
    days on market $50,000 Active 58 DOM
17. 2026-07-05
    days on market $50,000 Active 57 DOM
18. 2026-07-04
    days on market $50,000 Active 56 DOM
19. 2026-07-03
    days on market $50,000 Active 55 DOM
20. 2026-07-03
    days on market $50,000 Active 54 DOM
21. 2026-07-01
    days on market $50,000 Active 53 DOM
22. 2026-06-30
    days on market $50,000 Active 52 DOM
23. 2026-06-29
    days on market $50,000 Active 51 DOM
24. 2026-06-28
    days on market $50,000 Active 50 DOM
25. 2026-06-27
    days on market $50,000 Active 49 DOM
26. 2026-06-26
    days on market $50,000 Active 47 DOM
27. 2026-06-22
    days on market $50,000 Active 44 DOM
28. 2026-06-19
    days on market $50,000 Active 41 DOM
29. 2026-06-18
    days on market $50,000 Active 40 DOM
30. 2026-06-17
    days on market $50,000 Active 39 DOM
31. 2026-06-16
    days on market $50,000 Active 38 DOM
32. 2026-06-15
    days on market $50,000 Active 37 DOM
33. 2026-06-14
    days on market $50,000 Active 35 DOM
34. 2026-06-12
    days on market $50,000 Active 34 DOM
35. 2026-06-09
    days on market $50,000 Active 31 DOM
36. 2026-06-08
    days on market $50,000 Active 30 DOM
37. 2026-06-07
    days on market $50,000 Active 29 DOM
38. 2026-06-07
    days on market $50,000 Active 28 DOM
39. 2026-06-04
    days on market $50,000 Active 25 DOM
40. 2026-06-02
    days on market $50,000 Active 24 DOM
41. 2026-06-01
    days on market $50,000 Active 23 DOM
42. 2026-05-31
    days on market $50,000 Active 22 DOM
43. 2026-05-31
    days on market $50,000 Active 21 DOM
44. 2026-05-09
    status Active 49-char remark
45. 2026-03-28
    status Pending 49-char remark
46. 2026-03-28
    listed $50,000 Active 49-char remark

ⓘ 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: $296 · $25/mo
• Projected year-2 tax: $296 · $25/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $21,282
• − Mortgage interest: −$2,801
• − Property taxes: −$296
• − Insurance: −$250
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$1,455
• Taxable income: $13,076
• Est. tax owed @ 24.0%: −$3,138
• After-tax cash flow: $9,982/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $22,700–$40,860 screening

The home requires moderate renovations, focusing on kitchen and bathroom updates, as well as painting and landscaping. These improvements will significantly increase its resale and rental value.

Components & finishes AI

Roof metal · good Flooring tile Appliances white HVAC window units

Deferred maintenance Est. $2,500–$10,000 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

Repairs flagged

• Major Kitchen appliances — Old and outdated, need replacement
• Major Bathroom fixtures — Outdated and worn, need replacement
• Major Flooring — Checkered tiles in kitchen and bath, need replacement
• Minor Paint — Some discoloration on walls, touch-up needed
• Minor Landscaping — Some overgrown areas, trimming needed
• Minor Fencing — Some rust visible, touch-up needed

Value-add opportunities

• Resale New kitchen appliances — Modern appliances will attract more buyers ↑
• Resale New bathroom fixtures — Up-to-date fixtures will appeal to potential buyers ↑
• Resale New flooring — Fresh flooring will improve the home's appearance and appeal ↑
• Both Painting — Fresh paint will improve the home's appearance and appeal ↑
• Both Landscaping — Well-maintained landscaping will enhance curb appeal and attract potential buyers ↑
• Both Fencing — Aesthetic and functional improvements will enhance the home's curb appeal and attract potential buyers ↑

ⓘ 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.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Anacoco Elementary School C+ LA #74/646 Nat'l #8,292/41,679 Middle Leesville Junior High School F LA #95/218 Nat'l #7,813/14,009 High Anacoco High School C+ LA #21/265 Nat'l #3,588/17,239

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

C Composite livability gradescore 69/100

Livability — Anacoco

• Score: 69/100
• State rank: #81
• US rank: #9004

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Vernon · 45,401 people
• Population (ZIP): 3,792
• Household income: $70,925
• Rent vs Own: 14.7% rent · 85.3% own

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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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Slovak 1% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 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: ▲ 8.17%
• Current HPI: 186.1416
• Rent YoY: —
• Metro: —
• 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 and private well water sourcesSeptic tank sewer
• Home design: Single-family residenceSingle-story
• Exterior features: Covered porchMetal roofApproximately 1.29 acres of landResidential zoning

Interior

• Kitchen: Refrigerator
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Refrigerator included7 total rooms

Price history

+0.0% since first listed

4 events — show timeline

• 2026-07-30 Listed $50,000 GFPAR
• 2026-05-09 Relisted — AcadianaMLS
• 2026-03-28 Pending — AcadianaMLS
• 2026-03-28 Listed $50,000 AcadianaMLS

Property tax history

-1.7%/yr

Latest (2025): $296 · -1.3% YoY. Source: county tax records.