1301 Oak Dr · Leesville, LA 71446

$65,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily · 55 Days on market

Built 1963 Fair condition 9,148 sqft lot $50/sqft · 43% below area Est $115k · 43% under ↓ 35% since listing

---

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

This property is perfect for investors looking for their next project or first-time homebuyers ready to add their personal touch and build equity. With solid bones and great layout options, this home offers flexible space that could serve as a home office, hobby room, or guest suite. An outbuilding also remains with the property, providing extra storage or workspace. Situated in an established area, this home offers an opportunity to transform it into something special. Contact your realtor today!

Key facts

• Extra storage
• Hobby room
• Portable shed

Tags

• HOBBY ROOM
• GREEN HOUSE
• PORTABLE SHED
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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); 332 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $11k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.97% ✓
• Cap rate: 17.35%
• Cash-on-cash: 39.49%
• DSCR: 2.76
• GRM: 4.2

CMA / ARV

• ARV (median comp): $114,670
• List price: $65,000
• Delta: -43.32%
• 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
1006 Anderson Dr	0.09mi	3/1.0	1,247 (-4%)	12mo	$33,500	$27	78
805 Dennis Ave	0.26mi	3/1.0	1,231 (-5%)	8mo	$91,000	$74	72
907 Dennis Ave	0.24mi	3/1.0	1,449 (+12%)	11mo	$70,000	$48	60
512 Whittington St	0.34mi	3/1.5	1,208 (-7%)	13mo	$60,000	$50	59
1201 John Paul Jones Ave	0.50mi	3/1.0	1,221 (-6%)	11mo	$143,000	$117	58
105 Nelda St	0.37mi	3/1.5	1,135 (-13%)	14mo	$135,500	$119	48

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: 41.2%
• Equity multiple: 2.89×
• Total profit: $34,386
• Equity at exit: $9,692

10-year hold

• IRR: 49.7%
• Equity multiple: 7.04×
• Total profit: $109,890
• Equity at exit: $5,620

Cash invested: $18,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 37 active
• Months of supply: 111.0 mo (1%/mo absorbed)
• Median asking: $124,900 ($100/sqft)
• Median days on market: 84 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: -11.7% vs 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: 332
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$341
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $599

Break-even live

Break-even rent $524

Max offer price $65,000

Occupancy floor 48%

Sensitivity live

Price	-10% $636	-5% $617	+0% $599	+5% $581	+10% $562
Rent	-10% $498	-5% $548	+0% $599	+5% $650	+10% $700
Rate	-1.0pp $632	-0.5pp $615	base $599	+0.5pp $582	+1.0pp $565

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 Kings Rd Leesville, LA	3.0	1.0	1096	$1,150	$1.05	5d	1	0.10mi
909 Marvin Ave Leesville, LA	2.0	1.0	1217	$700	$0.58	51d	1	0.20mi
1107 Spruce St Leesville, LA	3.0	1.0	1440	$900	$0.62	14d	1	0.28mi
1007 Marvin Ave Leesville, LA	3.0	2.0	1450	$950	$0.66	43d	1	0.29mi
905 Pinckney Ave Leesville, LA	4.0	2.0	1677	$1,250	$0.75	51d	1	0.32mi
111 Nelda Dr Leesville, LA	3.0	1.5	1178	$1,400	$1.19	0d	1	0.41mi
111 Nelda Dr Leesville, LA	3.0	1.5	1178	$1,400	$1.19	12d	1	0.41mi
116 Nelda Dr Leesville, LA	3.0	2.0	1467	$1,400	$0.95	2d	1	0.44mi
1307 Aaron St Leesville, LA	4.0	2.0	1213	$1,350	$1.11	35d	1	0.52mi
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	184d	1	0.55mi
1219 Port Arthur Ter Leesville, LA	3.0	2.0	1800	$1,400	$0.78	184d	1	0.92mi
211 N Gladys St Leesville, LA	3.0	2.0	1376	$1,600	$1.16	43d	1	1.06mi
2115 Kings Rd Leesville, LA	3.0	1.0	1000	$1,125	$1.12	10d	1	1.12mi
1006 S 9th St Leesville, LA	4.0	2.0	1430	$1,700	$1.19	51d	1	1.24mi
400 S 7th St Leesville, LA	3.0	2.0	1600	$1,550	$0.97	10d	1	1.28mi
1608 Amour Dr Unit 1625 Leesville, LA	2.0	1.5	1060	$725	$0.68	10d	1	1.38mi

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residential, single-story
• Construction: Vinyl sidingBuilt with metal roofing
• Exterior features: Metal roof

Interior

• Kitchen: Refrigerator
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Interior features: Refrigerator

Listing history 50 events

1. 2026-11-08
   days on market $65,000 Active 55 DOM
2. 2026-11-07
   days on market $65,000 Active 54 DOM
3. 2026-11-06
   days on market $65,000 Active 53 DOM
4. 2026-11-05
   days on market $65,000 Active 52 DOM
5. 2026-11-04
   days on market $65,000 Active 51 DOM
6. 2026-11-02
   days on market $65,000 Active 49 DOM
7. 2026-11-01
   days on market $65,000 Active 48 DOM
8. 2026-10-31
   days on market $65,000 Active 47 DOM
9. 2026-10-30
   days on market $65,000 Active 46 DOM
10. 2026-10-29
    days on market $65,000 Active 45 DOM
11. 2026-10-28
    days on market $65,000 Active 44 DOM
12. 2026-10-27
    days on market $65,000 Active 43 DOM
13. 2026-10-26
    days on market $65,000 Active 42 DOM
14. 2026-10-25
    days on market $65,000 Active 41 DOM
15. 2026-10-24
    days on market $65,000 Active 40 DOM
16. 2026-10-23
    days on market $65,000 Active 39 DOM
17. 2026-10-22
    days on market $65,000 Active 38 DOM
18. 2026-10-21
    days on market $65,000 Active 37 DOM
19. 2026-10-20
    days on market $65,000 Active 36 DOM
20. 2026-10-19
    days on market $65,000 Active 35 DOM
21. 2026-10-18
    days on market $65,000 Active 34 DOM
22. 2026-10-17
    days on market $65,000 Active 33 DOM
23. 2026-10-16
    days on market $65,000 Active 32 DOM
24. 2026-10-15
    days on market $65,000 Active 31 DOM
25. 2026-10-14
    days on market $65,000 Active 30 DOM
26. 2026-10-14
    days on market $65,000 Active 29 DOM
27. 2026-10-12
    days on market $65,000 Active 28 DOM
28. 2026-10-11
    days on market $65,000 Active 27 DOM
29. 2026-10-10
    days on market $65,000 Active 26 DOM
30. 2026-10-09
    days on market $65,000 Active 25 DOM
31. 2026-10-08
    days on market $65,000 Active 24 DOM
32. 2026-10-07
    days on market $65,000 Active 23 DOM
33. 2026-10-06
    days on market $65,000 Active 22 DOM
34. 2026-10-05
    days on market $65,000 Active 21 DOM
35. 2026-10-04
    days on market $65,000 Active 20 DOM
36. 2026-10-03
    days on market $65,000 Active 19 DOM
37. 2026-10-02
    days on market $65,000 Active 18 DOM
38. 2026-10-01
    days on market $65,000 Active 17 DOM
39. 2026-09-30
    days on market $65,000 Active 16 DOM
40. 2026-09-29
    days on market $65,000 Active 15 DOM
41. 2026-09-28
    days on market $65,000 Active 14 DOM
42. 2026-09-27
    pricedays on market $65,000 Active 13 DOM
43. 2026-09-26
    days on market $76,000 Active 12 DOM
44. 2026-09-25
    days on market $76,000 Active 11 DOM
45. 2026-09-24
    days on market $76,000 Active 10 DOM
46. 2026-09-23
    days on market $76,000 Active 9 DOM
47. 2026-09-21
    days on market $76,000 Active 7 DOM
48. 2026-09-20
    days on market $76,000 Active 6 DOM
49. 2026-09-19
    days on market $76,000 Active 5 DOM
50. 2026-09-18
    days on market $76,000 Active 4 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: $551 · $46/mo
• Projected year-2 tax: $551 · $46/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: $15,384
• − Mortgage interest: −$3,641
• − Property taxes: −$551
• − Insurance: −$325
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$1,891
• Taxable income: $6,515
• Est. tax owed @ 24.0%: −$1,564
• After-tax cash flow: $5,624/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 $32,500–$58,500 screening

This home requires significant repairs and maintenance, including painting, landscaping, and roof repair. However, with proper updates, it has the potential to become a move-in-ready property with increased resale and rental value.

Components & finishes AI

Flooring tile

Repairs flagged

• Major roof — Significant wear and tear visible.
• Major exterior siding — Peeling and in need of repainting.
• Major landscaping — Overgrown vegetation and lack of maintenance.
• Major exterior paint — Peeling and in need of repainting.
• Moderate windows — Some wear visible, may need replacement or repair.

Value-add opportunities

• Both painting the exterior and interior — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both landscaping and yard maintenance — A well-maintained yard can increase the home's value and appeal to potential buyers or renters. ↑
• Both roof repair or replacement — A new roof can significantly increase the home's value and reduce maintenance costs. ↑
• Both window replacement or repair — New windows can improve energy efficiency and increase the home's value. ↑
• Both HVAC system maintenance or replacement — A well-maintained HVAC system can improve comfort and energy efficiency, increasing the home's value. ↑
• Both interior updates — Fresh paint, new flooring, and updated fixtures can improve the home's appearance and increase its value. ↑
• Both outbuilding repair or renovation — A well-maintained outbuilding can provide additional storage or workspace, increasing the home's value and appeal to potential buyers or 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

---

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%
• 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

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residential, single-story
• Construction: Vinyl sidingBuilt with metal roofing
• Exterior features: Metal roof

Interior

• Kitchen: Refrigerator
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Interior features: Refrigerator

Price history

-34.9% since first listed

10 events — show timeline

• 2026-09-26 Price Changed $65,000 GFPAR
• 2026-09-14 Listed $76,000 GFPAR
• 2026-07-13 Price Changed $76,000 GFPAR
• 2026-03-13 Price Changed $80,000 GFPAR
• 2025-08-21 Price Changed $89,900 GFPAR
• 2025-07-17 Price Changed $99,900 GFPAR
• 2024-02-18 Rental Removed $875 BUILDIUM
• 2023-12-30 Listed for Rent $875 BUILDIUM
• 2019-12-09 Sold (Public Records) — Public Records
• 2006-04-05 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $551 · -0.8% YoY. Source: county tax records.