1304 Butler · Leesville, LA 71446

$110,000

3 bd · 1.0 ba · 1,059 sqft · SingleFamily · 56 Days on market

6,534 sqft lot $104/sqft · at area comps Est $115k · at est.

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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 +26.2/30.0
• ARV discount +9.5/15.0
• DSCR +8.9/10.0
• 1% rule +6.0/10.0
• 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

ARE YOU A FIRST TIME HOME BUYER OR LOOKING TO INCREASE YOUR RENTAL PORTFOLIO? Stop, turn around and take a look at this one. This 3 bedroom, 1 bath brick home is nestled behind Vernon Elementary School. It sits on . 15 of an acre so the yard is easy to maintain. Previous rental income was $825.00 per month. Come take a look and you decide. CALL YOUR REALTOR TODAY FOR YOUR PRIVATE SHOWING.

Key facts

• Brick home
• 6,534 sq ft lot
• Listed 55 days

Tags

• BRICK HOME
• EASY TO MAINTAIN YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential zoning
• Construction: Brick construction
• Exterior features: Composition roof

Interior

• Kitchen: Refrigerator; Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Refrigerator; Electric range

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 6 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 $761 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 1.10% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $115,235
• List price: $110,000
• Delta: -4.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Katherine Loop	0.10mi	3/2.0	1,160 (+10%)	18mo	$120,500	$104	61
15 Kurthwood Rd	0.52mi	3/1.0	1,082 (+2%)	17mo	$104,900	$97	58
308 Belview Rd	0.61mi	2/1.5 (-1)	1,155 (+9%)	23mo	$145,000	$126	30

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: 5.1%
• Equity multiple: 1.21×
• Total profit: $6,381
• Equity at exit: $16,401

10-year hold

• IRR: 18.4%
• Equity multiple: 2.86×
• Total profit: $57,434
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$577
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $281

Break-even live

Break-even rent $851

Max offer price $110,000

Occupancy floor 72%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Katherine Loop Leesville, LA	3.0	2.0	1106	$1,100	$0.99	43d	1	0.20mi
207 Belview Rd Leesville, LA	3.0	1.5	1300	$1,200	$0.92	43d	1	0.54mi
305 W Maggie St Apt 3 Leesville, LA	2.0	1.5	840	$600	$0.71	43d	1	0.85mi
347 Watson Rd Unit 20 Leesville, LA	3.0	1.0	1160	$595	$0.51	43d	1	0.86mi
347 Watson Rd Unit 12 Leesville, LA	2.0	1.0	1160	$575	$0.50	43d	1	0.86mi
306 W Harriet St Apt 6 Leesville, LA	2.0	1.5	840	$650	$0.77	43d	1	0.87mi

Listing history 17 events

1. 2026-06-19
   days on market $110,000 Active 56 DOM
2. 2026-06-18
   days on market $110,000 Active 55 DOM
3. 2026-06-17
   days on market $110,000 Active 54 DOM
4. 2026-06-16
   days on market $110,000 Active 53 DOM
5. 2026-06-15
   days on market $110,000 Active 52 DOM
6. 2026-06-14
   days on market $110,000 Active 50 DOM
7. 2026-06-12
   days on market $110,000 Active 49 DOM
8. 2026-06-09
   days on market $110,000 Active 46 DOM
9. 2026-06-08
   days on market $110,000 Active 45 DOM
10. 2026-06-07
    days on market $110,000 Active 44 DOM
11. 2026-06-07
    days on market $110,000 Active 43 DOM
12. 2026-06-04
    days on market $110,000 Active 40 DOM
13. 2026-06-02
    days on market $110,000 Active 39 DOM
14. 2026-06-01
    days on market $110,000 Active 38 DOM
15. 2026-05-31
    days on market $110,000 Active 37 DOM
16. 2026-05-31
    days on market $110,000 Active 36 DOM
17. 2026-04-24
    listed $110,000 Active 392-char remark

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $605 · $50/mo
• Expected delta: +$7/yr (+$1/mo · 1.2%)

ⓘ 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 · 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: $14,476
• − Mortgage interest: −$6,162
• − Property taxes: −$598
• − Insurance: −$550
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,200
• Taxable income: $1,651
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $2,970/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

1 event — show timeline

• 2026-04-24 Listed $110,000 GFPAR

Property tax history

+0.7%/yr

Latest (2025): $598 · -0.8% YoY. Source: county tax records.