881 Greenhead Rd · Anacoco, LA 71403

$57,000

3 bd · 2.0 ba · 1,761 sqft · SingleFamily · 37 Days on market

Built 1999 0.61 ac lot

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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 +15.0/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a DEAL! Are you ready to invest?!? This GEM in Anacoco is ready to be yours!! Three bedrooms and two bathrooms all situated on a corner lot ready for your TLC and investment!

Key facts

• 0.61 acre lot
• Built 1999
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $57k).
• Recommended offer: $55k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.6% vs local median 5.6% in Anacoco — 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 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; 1 comparable units currently listed for rent nearby; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($394 loan paydown + $5k 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.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $55,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 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?
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: 4.21% ✓
• Cap rate: 38.64%
• Cash-on-cash: 115.51%
• DSCR: 6.14
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $186,666
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
881 Greenhead Rd	0.00mi	3/2.0	1,761 (0%)	0mo	$22,500	$13	100
163 East Rd	0.71mi	3/2.0	1,658 (-6%)	10mo	$175,000	$106	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.64×
• Total profit: $121,958
• Equity at exit: $43,955

10-year hold

• IRR: —
• Equity multiple: 18.62×
• Total profit: $281,210
• Equity at exit: $87,879

Cash invested: $15,960 (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: 2.0×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,536

Break-even live

Break-even rent $455

Max offer price $57,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,569	-5% $1,552	+0% $1,536	+5% $1,520	+10% $1,504
Rent	-10% $1,347	-5% $1,442	+0% $1,536	+5% $1,631	+10% $1,726
Rate	-1.0pp $1,565	-0.5pp $1,551	base $1,536	+0.5pp $1,522	+1.0pp $1,507

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 John Ross Rd Anacoco, LA	3.0	2.0	2000	$2,400	$1.20	44d	1	0.26mi

Listing history 10 events

1. 2026-04-25
   status Pending
2. 2026-04-24
   status Pending 182-char remark

   Show marketing remark (182 chars)

   This is a DEAL! Are you ready to invest?!? This GEM in Anacoco is ready to be yours!! Three bedrooms and two bathrooms all situated on a corner lot ready for your TLC and investment!

3. 2026-03-27
   status Active

   Show marketing remark (182 chars)

   This is a DEAL! Are you ready to invest?!? This GEM in Anacoco is ready to be yours!! Three bedrooms and two bathrooms all situated on a corner lot ready for your TLC and investment!

4. 2026-03-27
   status Active 182-char remark

   Show marketing remark (182 chars)

   This is a DEAL! Are you ready to invest?!? This GEM in Anacoco is ready to be yours!! Three bedrooms and two bathrooms all situated on a corner lot ready for your TLC and investment!

5. 2026-03-05
   status Pending

   Show marketing remark (182 chars)

   This is a DEAL! Are you ready to invest?!? This GEM in Anacoco is ready to be yours!! Three bedrooms and two bathrooms all situated on a corner lot ready for your TLC and investment!

6. 2026-03-05
   status Pending 182-char remark

   Show marketing remark (182 chars)

   This is a DEAL! Are you ready to invest?!? This GEM in Anacoco is ready to be yours!! Three bedrooms and two bathrooms all situated on a corner lot ready for your TLC and investment!

7. 2026-01-16
   status Active 182-char remark

   Show marketing remark (182 chars)

   This is a DEAL! Are you ready to invest?!? This GEM in Anacoco is ready to be yours!! Three bedrooms and two bathrooms all situated on a corner lot ready for your TLC and investment!

8. 2025-12-12
   status Pending 182-char remark

   Show marketing remark (182 chars)

   This is a DEAL! Are you ready to invest?!? This GEM in Anacoco is ready to be yours!! Three bedrooms and two bathrooms all situated on a corner lot ready for your TLC and investment!

9. 2025-07-08
   listed $57,000 Active

   Show marketing remark (182 chars)

   This is a DEAL! Are you ready to invest?!? This GEM in Anacoco is ready to be yours!! Three bedrooms and two bathrooms all situated on a corner lot ready for your TLC and investment!

10. 2025-07-08
    listed $57,000 Active 182-char remark

    Show marketing remark (182 chars)

    This is a DEAL! Are you ready to invest?!? This GEM in Anacoco is ready to be yours!! Three bedrooms and two bathrooms all situated on a corner lot ready for your TLC and investment!

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $444 · $37/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 ≥109°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: $28,800
• − Mortgage interest: −$3,193
• − Property taxes: −$444
• − Insurance: −$285
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$1,658
• Taxable income: $18,612
• Est. tax owed @ 24.0%: −$4,467
• After-tax cash flow: $13,969/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

10 events — show timeline

• 2026-04-25 Pending — AcadianaMLS
• 2026-04-24 Pending — SWLAR
• 2026-03-27 Relisted — AcadianaMLS
• 2026-03-27 Relisted — SWLAR
• 2026-03-05 Pending — AcadianaMLS
• 2026-03-05 Pending — SWLAR
• 2026-01-16 Relisted — SWLAR
• 2025-12-12 Pending — SWLAR
• 2025-07-08 Listed $57,000 SWLAR
• 2025-07-08 Listed $57,000 AcadianaMLS

Property tax history

-0.1%/yr

Latest (2025): $444 · +0.0% YoY. Source: county tax records.