60 Francis Ave · Leesville, LA 71446

$113,500

3 bd · 1.0 ba · 1,279 sqft · SingleFamily · 136 Days on market

0.25 ac lot $89/sqft · 7% below area Est $122k · 7% under

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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 +24.6/30.0
• ARV discount +10.6/15.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• 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

Welcome to 60 Francis Ave, a well-maintained 3-bedroom, 1-bath residence offering 1,279 square feet of functional living space in Leesville. This move-in-ready home features an open-concept layout that seamlessly connects the living room, kitchen, and dining area, creating a flexible space suited for a variety of lifestyles. A fully fenced backyard provides additional outdoor space for gardening, relaxation, or everyday enjoyment, while the metal roof adds durability and long-term value. Conveniently located just minutes from Fort Polk and Leesville High School, this property offers easy access to local amenities, shopping, and services. This home presents an excellent opportunity for buyers seeking an affordable option in the Leesville real estate market, including those

Key facts

• Metal roof
• Open-concept layout
• 0.25 acre lot

Tags

• OPEN-CONCEPT LAYOUT
• FULLY FENCED BACKYARD
• METAL ROOF
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 7.3% in Leesville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 5 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 $785 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $88k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $99,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.06% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $122,024
• List price: $113,500
• Delta: -6.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Carl	0.33mi	3/2.0	1,348 (+5%)	2mo	$50,000	$37	70
112 Herring St	0.18mi	3/1.5	1,350 (+6%)	16mo	$134,000	$99	67
128 Powell Dr	0.50mi	3/2.0	1,388 (+8%)	11mo	$120,000	$86	50
1 Katherine Loop	0.42mi	3/2.0	1,160 (-9%)	18mo	$120,500	$104	46
308 Belview Rd	0.28mi	2/1.5 (-1)	1,155 (-10%)	23mo	$145,000	$126	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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,956
• Equity at exit: $16,923

10-year hold

• IRR: 16.0%
• Equity multiple: 2.60×
• Total profit: $50,843
• Equity at exit: $9,813

Cash invested: $31,780 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$595
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $235

Break-even live

Break-even rent $910

Max offer price $113,500

Occupancy floor 76%

Sensitivity live

Price	-10% $300	-5% $267	+0% $235	+5% $203	+10% $171
Rent	-10% $140	-5% $188	+0% $235	+5% $283	+10% $331
Rate	-1.0pp $292	-0.5pp $264	base $235	+0.5pp $206	+1.0pp $176

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: $28,375
• Closing costs: $3,405
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Belview Rd Leesville, LA	3.0	1.5	1300	$1,200	$0.92	44d	1	0.23mi
347 Watson Rd Unit 20 Leesville, LA	3.0	1.0	1160	$595	$0.51	44d	1	0.35mi
347 Watson Rd Unit 12 Leesville, LA	2.0	1.0	1160	$575	$0.50	44d	1	0.35mi
10 Katherine Loop Leesville, LA	3.0	2.0	1106	$1,100	$0.99	44d	1	0.43mi
1219 Port Arthur Ter Leesville, LA	3.0	2.0	1800	$1,400	$0.78	44d	1	1.43mi

Listing history 28 events

1. 2026-06-19
   days on market $113,500 Active 136 DOM
2. 2026-06-18
   days on market $113,500 Active 135 DOM
3. 2026-06-17
   days on market $113,500 Active 134 DOM
4. 2026-06-16
   days on market $113,500 Active 133 DOM
5. 2026-06-15
   days on market $113,500 Active 132 DOM
6. 2026-06-14
   days on market $113,500 Active 130 DOM
7. 2026-06-12
   days on market $113,500 Active 129 DOM
8. 2026-06-09
   days on market $113,500 Active 126 DOM
9. 2026-06-08
   days on market $113,500 Active 125 DOM
10. 2026-06-07
    days on market $113,500 Active 124 DOM
11. 2026-06-07
    days on market $113,500 Active 123 DOM
12. 2026-06-04
    days on market $113,500 Active 120 DOM
13. 2026-06-02
    days on market $113,500 Active 119 DOM
14. 2026-06-01
    days on market $113,500 Active 118 DOM
15. 2026-05-31
    days on market $113,500 Active 117 DOM
16. 2026-05-31
    days on market $113,500 Active 116 DOM
17. 2026-02-03
    listed $113,500 Active 782-char remark

    Show marketing remark (782 chars)

    Welcome to 60 Francis Ave, a well-maintained 3-bedroom, 1-bath residence offering 1,279 square feet of functional living space in Leesville. This move-in-ready home features an open-concept layout that seamlessly connects the living room, kitchen, and dining area, creating a flexible space suited for a variety of lifestyles. A fully fenced backyard provides additional outdoor space for gardening, relaxation, or everyday enjoyment, while the metal roof adds durability and long-term value. Conveniently located just minutes from Fort Polk and Leesville High School, this property offers easy access to local amenities, shopping, and services. This home presents an excellent opportunity for buyers seeking an affordable option in the Leesville real estate market, including those

18. 2025-09-24
    price $113,500
19. 2023-06-07
    soldstatus Closed
20. 2023-06-07
    soldstatus $88,500
21. 2023-04-28
    status Pending
22. 2023-04-24
    listed $85,500 Active
23. 2022-08-09
    soldstatus
24. 2020-04-14
    soldstatus $51,000
25. 2020-03-03
    listed $53,900
26. 2008-07-23
    soldstatus $44,900
27. 2008-06-20
    soldstatus
28. 2006-11-30
    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: $921 · $77/mo
• Projected year-2 tax: $921 · $77/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,499
• − Mortgage interest: −$6,358
• − Property taxes: −$921
• − Insurance: −$568
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$3,302
• Taxable income: $1,031
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $2,576/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

+152.8% since first listed

12 events — show timeline

• 2026-02-03 Listed $113,500 GFPAR
• 2025-09-24 Price Changed $113,500 GFPAR
• 2023-06-07 Sold (Public Records) $88,500 Public Records
• 2023-06-07 Sold (MLS) — GFPAR
• 2023-04-28 Pending — GFPAR
• 2023-04-24 Listed $85,500 GFPAR
• 2022-08-09 Sold (MLS) — GFPAR
• 2020-04-14 Sold (Public Records) $51,000 Public Records
• 2020-03-03 Listed $53,900 GFPAR
• 2008-07-23 Sold (Public Records) $44,900 Public Records
• 2008-06-20 Sold (MLS) — GFPAR
• 2006-11-30 Sold (MLS) — GFPAR

Property tax history

+5.6%/yr

Latest (2025): $921 · -0.8% YoY. Source: county tax records.