115 Nelda Dr · Leesville, LA 71446

$155,000

4 bd · 1.5 ba · 1,370 sqft · SingleFamily · 356 Days on market

10,454 sqft lot $113/sqft · 20% above area Est $129k · 20% over

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Why this score? — see what drove the D+ 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 +22.4/30.0
• DSCR +7.2/10.0
• Rent growth +4.9/5.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly Remodeled and Move-in Ready. Beautifully updated 4-bedroom, 1.5-bath home. Every detail has been considered, from the fresh paint and new carpet to the updated electrical and new fixtures that adorn every room. The spacious living room sets a stylish tone with its attractive wainscoting and new ceiling fan. The kitchen is equipped with brand-new appliances ready for your culinary adventures. Both bathrooms have been transformed. The main bath offers a new ceramic tub surround, toilet, cabinet, and sink with a unique LED aerator faucet, while the half bath mirrors this attention to detail with its new toilet, cabinet, and sink featuring the same modern faucet. Plus a convenient carport, covered back patio, and fenced yard. This home combines comfort and style. Call today.

Key facts

• Wainscoting
• Updated electrical
• Fresh paint

Tags

• FRESH PAINT
• NEW CARPET
• UPDATED ELECTRICAL
• NEW FIXTURES
• SPACIOUS LIVING ROOM
• WAINSCOTING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $132 ($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 $150k (3.1% below list).
• Recommended offer: $136k (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.
• 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); 210 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 32% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $155k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (median comp): $129,368
• List price: $155,000
• Delta: 19.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 W Union St	0.52mi	3/1.5 (-1)	1,353 (-1%)	2mo	$140,000	$103	67
512 Whittington St	0.09mi	3/1.5 (-1)	1,208 (-12%)	9mo	$60,000	$50	64
805 Dennis Ave	0.24mi	3/1.0 (-1)	1,231 (-10%)	4mo	$91,000	$74	62
907 Dennis Ave	0.39mi	3/1.0 (-1)	1,449 (+6%)	6mo	$70,000	$48	60
1006 Anderson Dr	0.33mi	3/1.0 (-1)	1,247 (-9%)	8mo	$33,500	$27	56
507 Whittington St	0.08mi	3/1.0 (-1)	1,235 (-10%)	20mo	$95,000	$77	56
303 N Prairie St	0.42mi	3/2.0 (-1)	1,556 (+14%)	2mo	$165,000	$106	49
804 Marvin Ave	0.25mi	3/1.0 (-1)	1,244 (-9%)	21mo	$106,374	$86	48
1001 Pinckney Ave	0.45mi	3/1.0 (-1)	1,274 (-7%)	21mo	$115,000	$90	43
1201 John Paul Jones Ave	0.60mi	3/1.0 (-1)	1,221 (-11%)	6mo	$143,000	$117	42
125 Carver Dr	0.56mi	3/1.0 (-1)	1,285 (-6%)	22mo	$150,000	$117	39
913 Dennis Ave	0.43mi	4/2.0	1,557 (+14%)	22mo	$157,500	$101	37

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-8,785
• Equity at exit: $23,111

10-year hold

• IRR: 9.6%
• Equity multiple: 1.91×
• Total profit: $39,332
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,503 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$65
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $132

Break-even live

Break-even rent $1,336

Max offer price $155,000

Occupancy floor 86%

Sensitivity live

Price	-10% $219	-5% $175	+0% $132	+5% $88	+10% $44
Rent	-10% $13	-5% $72	+0% $132	+5% $191	+10% $250
Rate	-1.0pp $210	-0.5pp $171	base $132	+0.5pp $91	+1.0pp $51

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	45d	1	0.81mi
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	45d	1	0.84mi
10 Katherine Loop Leesville, LA	3.0	2.0	1106	$1,100	$0.99	45d	1	1.10mi
207 Belview Rd Leesville, LA	3.0	1.5	1300	$1,200	$0.92	45d	1	1.42mi

Listing history 29 events

1. 2026-06-22
   days on market $155,000 Active 356 DOM
2. 2026-06-19
   days on market $155,000 Active 353 DOM
3. 2026-06-18
   days on market $155,000 Active 352 DOM
4. 2026-06-17
   days on market $155,000 Active 351 DOM
5. 2026-06-16
   days on market $155,000 Active 350 DOM
6. 2026-06-15
   days on market $155,000 Active 349 DOM
7. 2026-06-14
   days on market $155,000 Active 347 DOM
8. 2026-06-12
   days on market $155,000 Active 346 DOM
9. 2026-06-09
   days on market $155,000 Active 343 DOM
10. 2026-06-08
    days on market $155,000 Active 342 DOM
11. 2026-06-07
    days on market $155,000 Active 341 DOM
12. 2026-06-07
    days on market $155,000 Active 340 DOM
13. 2026-06-04
    days on market $155,000 Active 337 DOM
14. 2026-06-02
    days on market $155,000 Active 336 DOM
15. 2026-06-01
    days on market $155,000 Active 335 DOM
16. 2026-05-31
    days on market $155,000 Active 334 DOM
17. 2026-05-31
    days on market $155,000 Active 333 DOM
18. 2026-05-13
    price $155,000 789-char remark

    Show marketing remark (789 chars)

    Freshly Remodeled and Move-in Ready. Beautifully updated 4-bedroom, 1.5-bath home. Every detail has been considered, from the fresh paint and new carpet to the updated electrical and new fixtures that adorn every room. The spacious living room sets a stylish tone with its attractive wainscoting and new ceiling fan. The kitchen is equipped with brand-new appliances ready for your culinary adventures. Both bathrooms have been transformed. The main bath offers a new ceramic tub surround, toilet, cabinet, and sink with a unique LED aerator faucet, while the half bath mirrors this attention to detail with its new toilet, cabinet, and sink featuring the same modern faucet. Plus a convenient carport, covered back patio, and fenced yard. This home combines comfort and style. Call today.

19. 2026-04-08
    price $160,000 789-char remark

    Show marketing remark (789 chars)

    Freshly Remodeled and Move-in Ready. Beautifully updated 4-bedroom, 1.5-bath home. Every detail has been considered, from the fresh paint and new carpet to the updated electrical and new fixtures that adorn every room. The spacious living room sets a stylish tone with its attractive wainscoting and new ceiling fan. The kitchen is equipped with brand-new appliances ready for your culinary adventures. Both bathrooms have been transformed. The main bath offers a new ceramic tub surround, toilet, cabinet, and sink with a unique LED aerator faucet, while the half bath mirrors this attention to detail with its new toilet, cabinet, and sink featuring the same modern faucet. Plus a convenient carport, covered back patio, and fenced yard. This home combines comfort and style. Call today.

20. 2025-11-09
    price $164,000 789-char remark

    Show marketing remark (789 chars)

    Freshly Remodeled and Move-in Ready. Beautifully updated 4-bedroom, 1.5-bath home. Every detail has been considered, from the fresh paint and new carpet to the updated electrical and new fixtures that adorn every room. The spacious living room sets a stylish tone with its attractive wainscoting and new ceiling fan. The kitchen is equipped with brand-new appliances ready for your culinary adventures. Both bathrooms have been transformed. The main bath offers a new ceramic tub surround, toilet, cabinet, and sink with a unique LED aerator faucet, while the half bath mirrors this attention to detail with its new toilet, cabinet, and sink featuring the same modern faucet. Plus a convenient carport, covered back patio, and fenced yard. This home combines comfort and style. Call today.

21. 2025-07-01
    listed $165,000 Active 789-char remark

    Show marketing remark (789 chars)

    Freshly Remodeled and Move-in Ready. Beautifully updated 4-bedroom, 1.5-bath home. Every detail has been considered, from the fresh paint and new carpet to the updated electrical and new fixtures that adorn every room. The spacious living room sets a stylish tone with its attractive wainscoting and new ceiling fan. The kitchen is equipped with brand-new appliances ready for your culinary adventures. Both bathrooms have been transformed. The main bath offers a new ceramic tub surround, toilet, cabinet, and sink with a unique LED aerator faucet, while the half bath mirrors this attention to detail with its new toilet, cabinet, and sink featuring the same modern faucet. Plus a convenient carport, covered back patio, and fenced yard. This home combines comfort and style. Call today.

22. 2025-03-10
    soldstatus $85,000
23. 2025-03-05
    soldstatus Closed 646-char remark

    Show marketing remark (646 chars)

    Own Your Future!Dreaming of homeownership? Look no further! This charming 3-bedroom, 1.5-bath house in Leesville offers the perfect blend of comfort and convenience. Prime Location: Enjoy easy access to Fort Johnson, Vernon Lake, and Anacoco Spillway Park for outdoor adventures. Nearby Amenities: Take advantage of the Leesville Sports Complex, Leisure Pool, Library, and Liberty Garden for entertainment and recreation. Outdoor Enthusiast's Paradise: Explore nearby Leesville Art Park or Myrtle Park for tennis, pickleball, basketball, or frisbee golf. Don't miss out on this opportunity to make your dreams a reality. Schedule a viewing today!

24. 2024-09-30
    price $100,000 646-char remark

    Show marketing remark (646 chars)

    Own Your Future!Dreaming of homeownership? Look no further! This charming 3-bedroom, 1.5-bath house in Leesville offers the perfect blend of comfort and convenience. Prime Location: Enjoy easy access to Fort Johnson, Vernon Lake, and Anacoco Spillway Park for outdoor adventures. Nearby Amenities: Take advantage of the Leesville Sports Complex, Leisure Pool, Library, and Liberty Garden for entertainment and recreation. Outdoor Enthusiast's Paradise: Explore nearby Leesville Art Park or Myrtle Park for tennis, pickleball, basketball, or frisbee golf. Don't miss out on this opportunity to make your dreams a reality. Schedule a viewing today!

25. 2024-05-21
    listed $115,000 Active 646-char remark

    Show marketing remark (646 chars)

    Own Your Future!Dreaming of homeownership? Look no further! This charming 3-bedroom, 1.5-bath house in Leesville offers the perfect blend of comfort and convenience. Prime Location: Enjoy easy access to Fort Johnson, Vernon Lake, and Anacoco Spillway Park for outdoor adventures. Nearby Amenities: Take advantage of the Leesville Sports Complex, Leisure Pool, Library, and Liberty Garden for entertainment and recreation. Outdoor Enthusiast's Paradise: Explore nearby Leesville Art Park or Myrtle Park for tennis, pickleball, basketball, or frisbee golf. Don't miss out on this opportunity to make your dreams a reality. Schedule a viewing today!

26. 2023-10-13
    listed $125,000 Active
27. 2023-10-12
    listed $125,000
28. 2023-01-24
    price $120,000
29. 2023-01-05
    listed $125,000 Active

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$218/yr (+$18/mo · 34.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 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: $18,030
• − Mortgage interest: −$8,682
• − Property taxes: −$634
• − Insurance: −$2,278
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$4,509
• Taxable loss: −$957
• Est. tax savings @ 24.0%: +$230
• After-tax cash flow: $1,808/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

+24.0% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $155,000 GFPAR
• 2026-04-08 Price Changed $160,000 GFPAR
• 2025-11-09 Price Changed $164,000 GFPAR
• 2025-07-01 Listed $165,000 GFPAR
• 2025-03-10 Sold (Public Records) $85,000 Public Records
• 2025-03-05 Sold (MLS) — GFPAR
• 2024-09-30 Price Changed $100,000 GFPAR
• 2024-05-21 Listed $115,000 GFPAR
• 2023-10-13 Listed $125,000 GFPAR
• 2023-10-12 Listed $125,000 AcadianaMLS
• 2023-01-24 Price Changed $120,000 GFPAR
• 2023-01-05 Listed $125,000 GFPAR

Property tax history

+1.0%/yr

Latest (2025): $634 · -0.8% YoY. Source: county tax records.