210 Steel Magnolia Ln · Anacoco, LA 71403

$242,500

3 bd · 2.0 ba · 1,423 sqft · SingleFamily · 954 Days on market

Built 2023 $170/sqft · 6% below area Est $259k · 6% under

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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 +11.1/30.0
• ARV discount +10.4/15.0
• Appreciation +9.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your dream home in the charming Magnolia Place subdivision in Anacoco! Just a quick 15-minute drive from the Fort Johnson main gate, this brand new construction offers the perfect blend of convenience and tranquility. Step into this inviting three-bedroom, two-bathroom sanctuary that boasts an open floor plan, creating a spacious and welcoming atmosphere for all your gatherings. The beautiful color scheme throughout the home adds a touch of modern elegance, making every corner a delight to behold. Situated on a generous one-acre lot, there's plenty of room to roam and enjoy the great outdoors. Whether you're savoring your morning coffee on the covered patio, hosting a barbecue with friends and family, this home offers the perfect backdrop for creating lasting memories.

Key facts

• 2 parking spots
• Built 2023
• Listed 953 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (21.0% below list).
• Recommended offer: $192k (21.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#81 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities 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: 47 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $20k appreciation (8.2% local appreciation)).
• Vernon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 954 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,527 (21.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 954 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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 A-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: 0.79% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 10.6

CMA / ARV

• ARV (median comp): $258,994
• List price: $242,500
• Delta: -6.37%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

8.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.42×
• Total profit: $96,165
• Equity at exit: $187,003

10-year hold

• IRR: 17.8%
• Equity multiple: 5.18×
• Total profit: $283,813
• Equity at exit: $373,872

Cash invested: $67,900 (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 71403

• Home prices YoY: 4.6%
• Active inventory: 47
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$1,272
• Tax from tax record: −$240 /mo · $2,875/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-99

Break-even live

Break-even rent $2,041

Max offer price $224,959

Occupancy floor —

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: $60,625
• Closing costs: $7,275
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $242,500 Active 954 DOM
2. 2026-06-18
   days on market $242,500 Active 953 DOM
3. 2026-06-17
   days on market $242,500 Active 952 DOM
4. 2026-06-16
   days on market $242,500 Active 951 DOM
5. 2026-06-15
   days on market $242,500 Active 950 DOM
6. 2026-06-14
   days on market $242,500 Active 948 DOM
7. 2026-06-12
   days on market $242,500 Active 947 DOM
8. 2026-06-09
   days on market $242,500 Active 944 DOM
9. 2026-06-08
   days on market $242,500 Active 943 DOM
10. 2026-06-07
    days on market $242,500 Active 942 DOM
11. 2026-06-07
    days on market $242,500 Active 941 DOM
12. 2026-06-04
    days on market $242,500 Active 938 DOM
13. 2026-06-02
    days on market $242,500 Active 937 DOM
14. 2026-06-01
    days on market $242,500 Active 936 DOM
15. 2026-05-31
    days on market $242,500 Active 935 DOM
16. 2026-05-31
    days on market $242,500 Active 934 DOM
17. 2024-08-26
    soldstatus Closed 790-char remark

    Show marketing remark (790 chars)

    Welcome to your dream home in the charming Magnolia Place subdivision in Anacoco! Just a quick 15-minute drive from the Fort Johnson main gate, this brand new construction offers the perfect blend of convenience and tranquility. Step into this inviting three-bedroom, two-bathroom sanctuary that boasts an open floor plan, creating a spacious and welcoming atmosphere for all your gatherings. The beautiful color scheme throughout the home adds a touch of modern elegance, making every corner a delight to behold. Situated on a generous one-acre lot, there's plenty of room to roam and enjoy the great outdoors. Whether you're savoring your morning coffee on the covered patio, hosting a barbecue with friends and family, this home offers the perfect backdrop for creating lasting memories.

18. 2024-08-22
    soldstatus $239,000
19. 2024-04-08
    status Active 790-char remark

    Show marketing remark (790 chars)

    Welcome to your dream home in the charming Magnolia Place subdivision in Anacoco! Just a quick 15-minute drive from the Fort Johnson main gate, this brand new construction offers the perfect blend of convenience and tranquility. Step into this inviting three-bedroom, two-bathroom sanctuary that boasts an open floor plan, creating a spacious and welcoming atmosphere for all your gatherings. The beautiful color scheme throughout the home adds a touch of modern elegance, making every corner a delight to behold. Situated on a generous one-acre lot, there's plenty of room to roam and enjoy the great outdoors. Whether you're savoring your morning coffee on the covered patio, hosting a barbecue with friends and family, this home offers the perfect backdrop for creating lasting memories.

20. 2024-03-03
    status Active 790-char remark

    Show marketing remark (790 chars)

    Welcome to your dream home in the charming Magnolia Place subdivision in Anacoco! Just a quick 15-minute drive from the Fort Johnson main gate, this brand new construction offers the perfect blend of convenience and tranquility. Step into this inviting three-bedroom, two-bathroom sanctuary that boasts an open floor plan, creating a spacious and welcoming atmosphere for all your gatherings. The beautiful color scheme throughout the home adds a touch of modern elegance, making every corner a delight to behold. Situated on a generous one-acre lot, there's plenty of room to roam and enjoy the great outdoors. Whether you're savoring your morning coffee on the covered patio, hosting a barbecue with friends and family, this home offers the perfect backdrop for creating lasting memories.

21. 2023-11-08
    listed $242,500 Active 135-char remark

    Show marketing remark (135 chars)

    Open floor plan - Stainless steel appliances - Custom built cabinets - Granite cabinets - Waterproof flooring - Spacious walk-in closet

22. 2023-09-02
    listed $239,000 Active 790-char remark

    Show marketing remark (790 chars)

    Welcome to your dream home in the charming Magnolia Place subdivision in Anacoco! Just a quick 15-minute drive from the Fort Johnson main gate, this brand new construction offers the perfect blend of convenience and tranquility. Step into this inviting three-bedroom, two-bathroom sanctuary that boasts an open floor plan, creating a spacious and welcoming atmosphere for all your gatherings. The beautiful color scheme throughout the home adds a touch of modern elegance, making every corner a delight to behold. Situated on a generous one-acre lot, there's plenty of room to roam and enjoy the great outdoors. Whether you're savoring your morning coffee on the covered patio, hosting a barbecue with friends and family, this home offers the perfect backdrop for creating lasting memories.

ⓘ 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: $2,875 · $240/mo
• Projected year-2 tax: $2,875 · $240/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 4/10 Moderate
• 🌡 Heat 7/10 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: $22,983
• − Mortgage interest: −$13,584
• − Property taxes: −$2,875
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$7,055
• Taxable loss: −$5,420
• Est. tax savings @ 24.0%: +$1,301
• After-tax cash flow: $109/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 — Anacoco

• Score: 69/100
• State rank: #81
• US rank: #9004

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment A- Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,792

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Slovak 1% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 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: ▲ 8.17%
• Current HPI: 186.1416
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

6 events — show timeline

• 2024-08-26 Sold (MLS) — GFPAR
• 2024-08-22 Sold (Public Records) $239,000 Public Records
• 2024-04-08 Relisted — GFPAR
• 2024-03-03 Relisted — GFPAR
• 2023-11-08 Listed $242,500 Zillow
• 2023-09-02 Listed $239,000 GFPAR

Property tax history

+847.5%/yr

Latest (2025): $2,875 · +847.5% YoY. Source: county tax records.