506 Mcfarland St · Leesville, LA 71446

$112,000

3 bd · 1.0 ba · 912 sqft · SingleFamily · 140 Days on market

Built 1970 8,712 sqft lot $123/sqft · at area comps Est $115k · at est.

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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 +22.2/30.0
• ARV discount +8.7/15.0
• DSCR +7.1/10.0
• Rent growth +4.9/5.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A LOVELY SMALL 3 BEDROOM HOME with BIG UPGRADES to include Premium Cabinetry in Kitchen with Stainless Steel Double Door Refrigerator, SS Stove and Over-the-Counter Microwave/ Venthood; Tile Tub Surround in the Bath; Premium ''Plank'' Floor Coverings, New doors inside and out , 5 Ceiling Fans, Wide Wood Blinds. ALL on a quiet street AND at an AFFORDABLE PRICE.

Key facts

• 5 ceiling fans
• Ss stove
• 8,712 sq ft lot

Tags

• PREMIUM CABINETRY IN KITCHEN
• SS STOVE
• TILE TUB SURROUND IN THE BATH
• PREMIUM PLANK FLOOR COVERINGS
• NEW DOORS INSIDE AND OUT
• 5 CEILING FANS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $183 ($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 $110k (2.1% below list).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

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 44d 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 $774 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 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 $51k; list at $112k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $98,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 0.98% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (median comp): $115,071
• List price: $112,000
• Delta: -2.67%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 S 10th St	0.11mi	3/2.0	956 (+5%)	5mo	$107,000	$112	79
1101 Pinckney Ave	0.73mi	2/1.0 (-1)	895 (-2%)	21mo	$85,000	$95	41
2110 Thompson St	0.67mi	3/1.5	1,028 (+13%)	16mo	$140,000	$136	32
2105 Miriam St	0.75mi	3/1.0	1,000 (+10%)	23mo	$117,000	$117	30

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-729
• Equity at exit: $16,700

10-year hold

• IRR: 13.4%
• Equity multiple: 2.29×
• Total profit: $40,600
• Equity at exit: $9,684

Cash invested: $31,360 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $183

Break-even live

Break-even rent $865

Max offer price $112,000

Occupancy floor 78%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 W Harriet St Apt 6 Leesville, LA	2.0	1.5	840	$650	$0.77	43d	1	0.49mi
305 W Maggie St Apt 3 Leesville, LA	2.0	1.5	840	$600	$0.71	43d	1	0.51mi
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	43d	1	0.82mi
10 Katherine Loop Leesville, LA	3.0	2.0	1106	$1,100	$0.99	43d	1	1.50mi

Listing history 20 events

1. 2026-06-19
   days on market $112,000 Active 140 DOM
2. 2026-06-18
   days on market $112,000 Active 139 DOM
3. 2026-06-17
   days on market $112,000 Active 138 DOM
4. 2026-06-16
   days on market $112,000 Active 137 DOM
5. 2026-06-15
   days on market $112,000 Active 136 DOM
6. 2026-06-14
   days on market $112,000 Active 134 DOM
7. 2026-06-12
   days on market $112,000 Active 133 DOM
8. 2026-06-09
   days on market $112,000 Active 130 DOM
9. 2026-06-08
   days on market $112,000 Active 129 DOM
10. 2026-06-07
    days on market $112,000 Active 128 DOM
11. 2026-06-07
    days on market $112,000 Active 127 DOM
12. 2026-06-04
    days on market $112,000 Active 124 DOM
13. 2026-06-02
    days on market $112,000 Active 123 DOM
14. 2026-06-01
    days on market $112,000 Active 122 DOM
15. 2026-05-31
    days on market $112,000 Active 121 DOM
16. 2026-05-31
    days on market $112,000 Active 120 DOM
17. 2026-01-30
    listed $112,000 Active 362-char remark

    Show marketing remark (362 chars)

    A LOVELY SMALL 3 BEDROOM HOME with BIG UPGRADES to include Premium Cabinetry in Kitchen with Stainless Steel Double Door Refrigerator, SS Stove and Over-the-Counter Microwave/ Venthood; Tile Tub Surround in the Bath; Premium ''Plank'' Floor Coverings, New doors inside and out , 5 Ceiling Fans, Wide Wood Blinds. ALL on a quiet street AND at an AFFORDABLE PRICE.

18. 2015-01-07
    soldstatus 397-char remark

    Show marketing remark (397 chars)

    Looking for an INVESTMENT PROPERTY? How about a starter home, or maybe downsizing? This is the PERFECT home for you! 3BR/1BA located in the heart of town, close to area schools and shopping. Hard wood laminate flooring in living room, hallway, and bedrooms. Ceiling fans throughout. Appliances remain. Plenty of trees offer shady front and back yard. Bamboo screening in back yard. Single carport.

19. 2015-01-07
    soldstatus $51,000

    Show marketing remark (397 chars)

    Looking for an INVESTMENT PROPERTY? How about a starter home, or maybe downsizing? This is the PERFECT home for you! 3BR/1BA located in the heart of town, close to area schools and shopping. Hard wood laminate flooring in living room, hallway, and bedrooms. Ceiling fans throughout. Appliances remain. Plenty of trees offer shady front and back yard. Bamboo screening in back yard. Single carport.

20. 2014-11-12
    listed $57,500 397-char remark

    Show marketing remark (397 chars)

    Looking for an INVESTMENT PROPERTY? How about a starter home, or maybe downsizing? This is the PERFECT home for you! 3BR/1BA located in the heart of town, close to area schools and shopping. Hard wood laminate flooring in living room, hallway, and bedrooms. Ceiling fans throughout. Appliances remain. Plenty of trees offer shady front and back yard. Bamboo screening in back yard. Single carport.

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $616 · $51/mo
• Expected delta: +$27/yr (+$2/mo · 4.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $13,158
• − Mortgage interest: −$6,274
• − Property taxes: −$589
• − Insurance: −$560
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,258
• Taxable income: $372
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $2,109/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

+94.8% since first listed

4 events — show timeline

• 2026-01-30 Listed $112,000 GFPAR
• 2015-01-07 Sold (Public Records) $51,000 Public Records
• 2015-01-07 Sold (MLS) — GFPAR
• 2014-11-12 Listed $57,500 GFPAR

Property tax history

-0.6%/yr

Latest (2025): $589 · -0.8% YoY. Source: county tax records.