912 Dennis · Leesville, LA 71446

$70,000

2 bd · 1.0 ba · 1,045 sqft · SingleFamily · 45 Days on market

Fair condition 0.29 ac lot $67/sqft · 43% below area Est $123k · 43% under

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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
• 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 MLS

Great starter or investor home here in this 3/1 conveniently located in Lee Hills. Home needs some TLC, but could easily be an investment property or a home for the first-time buyer with a small family!

Key facts

• Generating income
• Close to amenities
• Heart of leesville

Tags

• INVESTMENT OPPORTUNITY
• GENERATING INCOME
• HEART OF LEESVILLE
• CLOSE TO AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 5.5% 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); 249 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 $484 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask is 27% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $36k; list at $70k implies a 92% gain — meaningful room to come down on a strong offer.

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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.45%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (median comp): $123,206
• List price: $70,000
• Delta: -43.18%
• 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
1209 Pinecrest St	0.31mi	3/1.0 (+1)	1,020 (-2%)	5mo	$32,000	$31	72
800 Marvin Ave	0.24mi	3/2.0 (+1)	1,100 (+5%)	8mo	$125,000	$114	64
1110 Spruce St	0.30mi	3/1.5 (+1)	1,100 (+5%)	7mo	$45,000	$41	64
1101 Pinckney Ave	0.16mi	2/1.0	895 (-14%)	22mo	$85,000	$95	50
105 Nelda St	0.43mi	3/1.5 (+1)	1,135 (+9%)	11mo	$135,500	$119	49
2110 Thompson St	0.68mi	3/1.5 (+1)	1,028 (-2%)	18mo	$140,000	$136	44

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: 21.9%
• Equity multiple: 1.95×
• Total profit: $18,632
• Equity at exit: $10,437

10-year hold

• IRR: 33.0%
• Equity multiple: 4.73×
• Total profit: $73,046
• Equity at exit: $6,052

Cash invested: $19,600 (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: 19 active
• Months of supply: 57.0 mo (2%/mo absorbed)
• Median asking: $108,900 ($96/sqft)
• Median days on market: 130 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: +23.3% above 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: 249
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $383

Break-even live

Break-even rent $572

Max offer price $70,000

Occupancy floor 59%

Sensitivity live

Price	-10% $423	-5% $403	+0% $383	+5% $363	+10% $343
Rent	-10% $299	-5% $341	+0% $383	+5% $425	+10% $466
Rate	-1.0pp $418	-0.5pp $401	base $383	+0.5pp $365	+1.0pp $346

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: $17,500
• Closing costs: $2,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	93d	1	0.35mi
306 W Harriet St Apt 6 Leesville, LA	2.0	1.5	840	$650	$0.77	93d	1	1.03mi
305 W Maggie St Apt 3 Leesville, LA	2.0	1.5	840	$600	$0.71	93d	1	1.03mi

Listing history 11 events

1. 2026-08-08
   days on market $70,000 Active 45 DOM
2. 2026-08-07
   days on market $70,000 Active 44 DOM
3. 2026-08-06
   days on market $70,000 Active 43 DOM
4. 2026-04-17
   listed $70,000 Active 236-char remark
5. 2024-05-03
   historical
6. 2024-04-14
   listed
7. 2022-01-26
   soldstatus 202-char remark

   Show marketing remark (202 chars)

   Great starter or investor home here in this 3/1 conveniently located in Lee Hills. Home needs some TLC, but could easily be an investment property or a home for the first-time buyer with a small family!

8. 2021-09-15
   listed $55,000 202-char remark

   Show marketing remark (202 chars)

   Great starter or investor home here in this 3/1 conveniently located in Lee Hills. Home needs some TLC, but could easily be an investment property or a home for the first-time buyer with a small family!

9. 2012-06-12
   soldstatus
10. 2012-06-12
    soldstatus $36,500
11. 2012-04-26
    listed $38,600

ⓘ 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: $670 · $56/mo
• Projected year-2 tax: $670 · $56/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 2/10 Low
• 🌡 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: $12,685
• − Mortgage interest: −$3,921
• − Property taxes: −$670
• − Insurance: −$350
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$2,036
• Taxable income: $3,678
• Est. tax owed @ 24.0%: −$883
• After-tax cash flow: $3,713/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 $26,125–$47,025 screening

This home presents an opportunity for moderate renovation, with the kitchen and bathrooms needing significant updates. Upgrades in these areas will significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate Appliances white

Deferred maintenance Est. $20,000–$60,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears old and weathered, likely in need of replacement
• Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — hvac unit appears old and weathered, likely in need of replacement

Repairs flagged

• Major Kitchen appliances — The appliances appear outdated and in disrepair, indicating a need for replacement.
• Major Bathroom fixtures — The bathroom fixtures and flooring show signs of wear, indicating a need for replacement or renovation.
• Moderate Exterior siding — The exterior siding appears weathered and could benefit from repainting or staining.
• Minor Landscaping — The landscaping is overgrown and could use trimming and maintenance.

Value-add opportunities

• Resale Replace kitchen appliances — Upgrading the kitchen appliances will make the home more appealing to potential buyers and increase its resale value. ↑
• Rental Replace bathroom fixtures — Renovating the bathrooms will improve the home's rental appeal and potentially increase rental income. ↑
• Both Paint interior walls and ceilings — Painting the interior walls and ceilings will improve the home's appearance and increase its overall value. ↑

ⓘ 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

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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 (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%

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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: ▼ -61.06%
• Current HPI: 128.8849
• Rent YoY: ▲ 9.60%
• Metro: Fort Polk South, LA
• 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

Price history

+42.5% since first listed

7 events — show timeline

• 2024-05-03 Rental Removed — RENTEC
• 2024-04-14 Listed for Rent — RENTEC
• 2022-01-26 Sold (MLS) — GFPAR
• 2021-09-15 Listed $55,000 GFPAR
• 2012-06-12 Sold (Public Records) $36,500 Public Records
• 2012-06-12 Sold (MLS) — GFPAR
• 2012-04-26 Listed $38,600 GFPAR

Property tax history

+1.0%/yr

Latest (2025): $670 · -0.8% YoY. Source: county tax records.