1314 Oak Dr · Leesville, LA 71446

$127,500

3 bd · 1.5 ba · 1,133 sqft · SingleFamily · 186 Days on market

Built 1965 0.25 ac lot $113/sqft · 11% above area Est $115k · 11% 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 +17.0/30.0
• DSCR +5.3/10.0
• Rent growth +4.9/5.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1314 Oak Dr is nestled in an existing neighborhood, this home offer easy access to all local amenities, minutes to the main gate of Fort Polk. 1314 Oak Dr offers a large shaded and fenced back yard to make for a serene outdoor space for relaxation. The living room provides ample room for entertaining or enjoying a quiet evening, adjacent to the living room is the dining area for meals at home. The renovated kitchen offers ample counter space and cabinetry for storage, an attached carport providing extra space for parking and easy access to your vehicle. Call your realtor today!

Key facts

• Serene outdoor space
• Ample counter space
• Fenced back yard

Tags

• EASY ACCESS TO LOCAL AMENITIES
• LARGE SHADED BACK YARD
• FENCED BACK YARD
• SERENE OUTDOOR SPACE
• RENOVATED KITCHEN
• AMPLE COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $115k (9.5% below list).
• Recommended offer: $112k (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; 3 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 $882 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y 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.

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 $112,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 1965 — 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. 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: 0.90% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (median comp): $114,807
• List price: $127,500
• Delta: 11.06%
• 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
1209 Pinecrest St	0.05mi	3/1.0	1,020 (-10%)	4mo	$32,000	$31	76
1110 Spruce St	0.32mi	3/1.5	1,100 (-3%)	6mo	$45,000	$41	76
800 Marvin Ave	0.26mi	3/2.0	1,100 (-3%)	6mo	$125,000	$114	76
105 Nelda St	0.39mi	3/1.5	1,135 (+0%)	10mo	$135,500	$119	73
1006 Anderson Dr	0.12mi	3/1.0	1,247 (+10%)	8mo	$33,500	$27	69
805 Dennis Ave	0.33mi	3/1.0	1,231 (+9%)	4mo	$91,000	$74	65
512 Whittington St	0.39mi	3/1.5	1,208 (+7%)	9mo	$60,000	$50	64
1201 John Paul Jones Ave	0.59mi	3/1.0	1,221 (+8%)	6mo	$143,000	$117	52
804 Marvin Ave	0.25mi	3/1.0	1,244 (+10%)	21mo	$106,374	$86	52
507 Whittington St	0.42mi	3/1.0	1,235 (+9%)	20mo	$95,000	$77	46
1001 Pinckney Ave	0.42mi	3/1.0	1,274 (+12%)	21mo	$115,000	$90	41
2105 Miriam St	0.51mi	3/1.0	1,000 (-12%)	23mo	$117,000	$117	35

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: -6.5%
• Equity multiple: 0.75×
• Total profit: $-9,066
• Equity at exit: $19,011

10-year hold

• IRR: 8.2%
• Equity multiple: 1.75×
• Total profit: $26,884
• Equity at exit: $11,024

Cash invested: $35,700 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $87

Break-even live

Break-even rent $1,044

Max offer price $127,500

Occupancy floor 87%

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: $31,875
• Closing costs: $3,825
• 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	43d	1	0.64mi
305 W Maggie St Apt 3 Leesville, LA	2.0	1.5	840	$600	$0.71	43d	1	1.30mi
306 W Harriet St Apt 6 Leesville, LA	2.0	1.5	840	$650	$0.77	43d	1	1.31mi

Listing history 34 events

1. 2026-06-12
   days on market $127,500 Active 186 DOM
2. 2026-06-09
   days on market $127,500 Active 183 DOM
3. 2026-06-08
   days on market $127,500 Active 182 DOM
4. 2026-06-07
   days on market $127,500 Active 181 DOM
5. 2026-06-07
   days on market $127,500 Active 180 DOM
6. 2026-06-04
   days on market $127,500 Active 177 DOM
7. 2026-06-02
   days on market $127,500 Active 176 DOM
8. 2026-06-01
   days on market $127,500 Active 175 DOM
9. 2026-05-31
   days on market $127,500 Active 174 DOM
10. 2026-05-31
    days on market $127,500 Active 173 DOM
11. 2025-12-08
    listed $127,500 Active 584-char remark

    Show marketing remark (584 chars)

    1314 Oak Dr is nestled in an existing neighborhood, this home offer easy access to all local amenities, minutes to the main gate of Fort Polk. 1314 Oak Dr offers a large shaded and fenced back yard to make for a serene outdoor space for relaxation. The living room provides ample room for entertaining or enjoying a quiet evening, adjacent to the living room is the dining area for meals at home. The renovated kitchen offers ample counter space and cabinetry for storage, an attached carport providing extra space for parking and easy access to your vehicle. Call your realtor today!

12. 2025-12-08
    listed $127,500 Active 584-char remark

    Show marketing remark (584 chars)

    1314 Oak Dr is nestled in an existing neighborhood, this home offer easy access to all local amenities, minutes to the main gate of Fort Polk. 1314 Oak Dr offers a large shaded and fenced back yard to make for a serene outdoor space for relaxation. The living room provides ample room for entertaining or enjoying a quiet evening, adjacent to the living room is the dining area for meals at home. The renovated kitchen offers ample counter space and cabinetry for storage, an attached carport providing extra space for parking and easy access to your vehicle. Call your realtor today!

13. 2025-12-08
    listed $127,500 Active

    Show marketing remark (584 chars)

    1314 Oak Dr is nestled in an existing neighborhood, this home offer easy access to all local amenities, minutes to the main gate of Fort Polk. 1314 Oak Dr offers a large shaded and fenced back yard to make for a serene outdoor space for relaxation. The living room provides ample room for entertaining or enjoying a quiet evening, adjacent to the living room is the dining area for meals at home. The renovated kitchen offers ample counter space and cabinetry for storage, an attached carport providing extra space for parking and easy access to your vehicle. Call your realtor today!

14. 2025-09-16
    listed $1,350
15. 2025-09-02
    price $130,000
16. 2025-09-02
    price $130,000
17. 2025-07-14
    price $133,400
18. 2025-07-14
    price $133,400
19. 2025-06-25
    price $134,400
20. 2025-06-25
    price $134,400
21. 2025-06-04
    listed $134,900 Active
22. 2022-12-19
    soldstatus Closed
23. 2022-12-14
    soldstatus $115,000
24. 2022-11-10
    status Pending
25. 2022-10-27
    status Active
26. 2022-10-19
    status Pending
27. 2022-10-16
    listed $112,000 Active
28. 2022-07-28
    soldstatus $75,000
29. 2022-05-12
    historical
30. 2022-05-09
    soldstatus Closed
31. 2022-04-22
    historical
32. 2022-01-19
    listed $89,000
33. 2006-02-03
    soldstatus $35,000
34. 2006-01-31
    soldstatus

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $1,235 · $103/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $13,843
• − Mortgage interest: −$7,142
• − Property taxes: −$1,235
• − Insurance: −$638
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$3,709
• Taxable loss: −$1,096
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $1,302/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

+264.3% since first listed

24 events — show timeline

• 2025-12-08 Listed $127,500 SWLAR
• 2025-12-08 Listed $127,500 GFPAR
• 2025-12-08 Listed $127,500 AcadianaMLS
• 2025-09-16 Listed for Rent $1,350 APPFOLIO
• 2025-09-02 Price Changed $130,000 AcadianaMLS
• 2025-09-02 Price Changed $130,000 GFPAR
• 2025-07-14 Price Changed $133,400 AcadianaMLS
• 2025-07-14 Price Changed $133,400 GFPAR
• 2025-06-25 Price Changed $134,400 AcadianaMLS
• 2025-06-25 Price Changed $134,400 GFPAR
• 2025-06-04 Listed $134,900 AcadianaMLS
• 2022-12-19 Sold (MLS) — GFPAR
• 2022-12-14 Sold (Public Records) $115,000 Public Records
• 2022-11-10 Pending — GFPAR
• 2022-10-27 Relisted — GFPAR
• 2022-10-19 Pending — GFPAR
• 2022-10-16 Listed $112,000 GFPAR
• 2022-07-28 Sold (Public Records) $75,000 Public Records
• 2022-05-12 Delisted — GFPAR
• 2022-05-09 Sold (MLS) — GFPAR
• 2022-04-22 Delisted — GFPAR
• 2022-01-19 Listed $89,000 GFPAR
• 2006-02-03 Sold (Public Records) $35,000 Public Records
• 2006-01-31 Sold (MLS) — GFPAR

Property tax history

+11.7%/yr

Latest (2025): $1,235 · -0.8% YoY. Source: county tax records.