912 Dennis · Leesville, LA 71446

$70,000

2 bd · 1.0 ba · 1,045 sqft · SingleFamily · 42 Days on market

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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

''INVESTMENT OPPORTUNITY'' If you are looking for investment properties already generating income. Look no further. This 2 bedroom 1 bath home is located in the heart of Leesville. Close to all the amenities and 15 minutes to Fort Polk.

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.

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 7.3% 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.
• Market conditions: Rents rising fast (+9.6%/yr); 210 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 42 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $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 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.51% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.45%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (median comp): $122,584
• List price: $70,000
• Delta: -42.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 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%)	4mo	$32,000	$31	74
800 Marvin Ave	0.24mi	3/2.0 (+1)	1,100 (+5%)	6mo	$125,000	$114	66
1110 Spruce St	0.30mi	3/1.5 (+1)	1,100 (+5%)	6mo	$45,000	$41	65
2105 Miriam St	0.21mi	3/1.0 (+1)	1,000 (-4%)	23mo	$117,000	$117	58
1101 Pinckney Ave	0.16mi	2/1.0	895 (-14%)	21mo	$85,000	$95	52
105 Nelda St	0.43mi	3/1.5 (+1)	1,135 (+9%)	10mo	$135,500	$119	50
2110 Thompson St	0.68mi	3/1.5 (+1)	1,028 (-2%)	16mo	$140,000	$136	45

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 →

ZIP-level market 71446

• Home prices YoY: -32.1%
• Rents YoY: 9.6%
• Active inventory: 210
• 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
• 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	45d	1	0.35mi
306 W Harriet St Apt 6 Leesville, LA	2.0	1.5	840	$650	$0.77	45d	1	1.03mi
305 W Maggie St Apt 3 Leesville, LA	2.0	1.5	840	$600	$0.71	45d	1	1.03mi

Listing history 8 events

1. 2026-04-17
   listed $70,000 Active 236-char remark

   Show marketing remark (236 chars)

   ''INVESTMENT OPPORTUNITY'' If you are looking for investment properties already generating income. Look no further. This 2 bedroom 1 bath home is located in the heart of Leesville. Close to all the amenities and 15 minutes to Fort Polk.

2. 2024-05-03
   historical
3. 2024-04-14
   listed
4. 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!

5. 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!

6. 2012-06-12
   soldstatus
7. 2012-06-12
   soldstatus $36,500
8. 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.

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

+81.3% since first listed

8 events — show timeline

• 2026-04-17 Listed $70,000 GFPAR
• 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.