227 Thaxton Landing Rd · Anacoco, LA 71403

$124,900

4 bd · 1.0 ba · 1,372 sqft · SingleFamily · 157 Days on market

Fair condition 0.78 ac lot $91/sqft · 34% below area Est $190k · 34% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• Schools +5.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This spacious 4-bedroom, 1.5 bathroom home is a great opportunity for both investors and homebuyers alike! Whether you're looking to move in later and build equity over time or continue earning rental income, this property offers flexibility to suit your goals! This property is currently leased and generating $1,050/month in rent, with tenants in place. For investors, this means instant income. For future homeowners, it offers the chance to purchase now and plan your move for later! Don't miss out on this amazing opportunity! Call your realtor today to see!

Key facts

• 0.78 acre lot
• Listed 156 days

🏷️ Possibly a rental listed for sale. The $124,900 price doesn't fit this home's estimated sale value (~$189,954) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 5.5% 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: cost of living A+, housing A+, employment 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.
• Zoned schools: Rosepine Elementary School (math 25% / reading 50%, grade F, #247 of 646 statewide, top 39%, 830 students, 55% FRL); Vernon Middle School (math 30% / reading 41%, grade F, #91 of 218 statewide, top 42%, 477 students, 60% FRL); Leesville High School (math 32% / reading 54%, grade F, #66 of 265 statewide, top 25%, 884 students, 47% FRL).
• Market conditions: 55 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($864 loan paydown + $10k 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.99%
• DSCR: 2.02
• GRM: 5.5

CMA / ARV

• ARV (median comp): $189,954
• List price: $124,900
• Delta: -34.25%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Holton Harris	0.57mi	3/2.0 (-1)	1,370 (-0%)	2mo	$199,900	$146	63
132 Thaxton Landing Rd	0.16mi	3/2.0 (-1)	1,608 (+17%)	14mo	$189,000	$118	46
270 Mcneely	0.83mi	3/2.0 (-1)	1,500 (+9%)	2mo	$175,500	$117	39
691 Holly Grove Rd	1.50mi	3/2.0 (-1)	1,400 (+2%)	27mo	$245,000	$175	33
161 Robert Jackson Rd	1.08mi	3/2.0 (-1)	1,185 (-14%)	26mo	$123,000	$104	13
148 Sunshine Dr	1.05mi	3/2.0 (-1)	1,625 (+18%)	34mo	$183,000	$113	11

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: 38.5%
• Equity multiple: 3.73×
• Total profit: $95,471
• Equity at exit: $96,316

10-year hold

• IRR: 34.2%
• Equity multiple: 8.02×
• Total profit: $245,368
• Equity at exit: $192,563

Cash invested: $34,972 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $229,800 ($152/sqft)
• Median days on market: 15 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -8.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71403

• Home prices YoY: 4.6%
• Active inventory: 55
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,893 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $670

Break-even live

Break-even rent $1,045

Max offer price $124,900

Occupancy floor 60%

Sensitivity live

Price	-10% $741	-5% $705	+0% $670	+5% $635	+10% $599
Rent	-10% $520	-5% $595	+0% $670	+5% $745	+10% $820
Rate	-1.0pp $733	-0.5pp $702	base $670	+0.5pp $638	+1.0pp $605

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: $31,225
• Closing costs: $3,747
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-07-06
   days on market $124,900 Active 157 DOM
2. 2026-07-05
   days on market $124,900 Active 156 DOM
3. 2026-07-04
   days on market $124,900 Active 155 DOM
4. 2026-07-03
   days on market $124,900 Active 154 DOM
5. 2026-07-03
   days on market $124,900 Active 153 DOM
6. 2026-07-01
   days on market $124,900 Active 152 DOM
7. 2026-06-30
   days on market $124,900 Active 151 DOM
8. 2026-06-29
   days on market $124,900 Active 150 DOM
9. 2026-06-28
   days on market $124,900 Active 149 DOM
10. 2026-06-27
    days on market $124,900 Active 148 DOM
11. 2026-06-26
    days on market $124,900 Active 146 DOM
12. 2026-06-22
    days on market $124,900 Active 143 DOM
13. 2026-06-19
    days on market $124,900 Active 140 DOM
14. 2026-06-18
    days on market $124,900 Active 139 DOM
15. 2026-06-17
    days on market $124,900 Active 138 DOM
16. 2026-06-16
    days on market $124,900 Active 137 DOM
17. 2026-06-15
    days on market $124,900 Active 136 DOM
18. 2026-06-14
    days on market $124,900 Active 134 DOM
19. 2026-06-12
    days on market $124,900 Active 133 DOM
20. 2026-06-09
    days on market $124,900 Active 130 DOM
21. 2026-06-08
    days on market $124,900 Active 129 DOM
22. 2026-06-07
    days on market $124,900 Active 128 DOM
23. 2026-06-07
    days on market $124,900 Active 127 DOM
24. 2026-06-04
    days on market $124,900 Active 124 DOM
25. 2026-06-02
    days on market $124,900 Active 123 DOM
26. 2026-06-01
    days on market $124,900 Active 122 DOM
27. 2026-05-31
    days on market $124,900 Active 121 DOM
28. 2026-05-31
    days on market $124,900 Active 120 DOM
29. 2026-01-30
    listed $124,900 Active 563-char remark

    Show marketing remark (563 chars)

    This spacious 4-bedroom, 1.5 bathroom home is a great opportunity for both investors and homebuyers alike! Whether you're looking to move in later and build equity over time or continue earning rental income, this property offers flexibility to suit your goals! This property is currently leased and generating $1,050/month in rent, with tenants in place. For investors, this means instant income. For future homeowners, it offers the chance to purchase now and plan your move for later! Don't miss out on this amazing opportunity! Call your realtor today to see!

30. 2022-12-14
    soldstatus 164-char remark

    Show marketing remark (164 chars)

    AWESOME LOCATION NEAR LAKE VERNON. This 3BR/1.5BA sits on . 78 acres of fenced property. The shop in the back yard is on a concrete slab with electricity and water.

31. 2022-12-13
    soldstatus
32. 2021-10-28
    soldstatus $170,000
33. 2021-05-24
    listed $47,000
34. 2015-09-02
    soldstatus $120,000
35. 2015-08-06
    listed $126,000 164-char remark

    Show marketing remark (164 chars)

    AWESOME LOCATION NEAR LAKE VERNON. This 3BR/1.5BA sits on . 78 acres of fenced property. The shop in the back yard is on a concrete slab with electricity and water.

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,424 · $119/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 8/10 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: $22,719
• − Mortgage interest: −$6,996
• − Property taxes: −$1,424
• − Insurance: −$624
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$3,633
• Taxable income: $6,406
• Est. tax owed @ 24.0%: −$1,537
• After-tax cash flow: $6,503/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $34,300–$61,740 screening

This home requires moderate repairs, particularly to the roof, and some maintenance to the exterior and landscaping. It has potential for increased value with these improvements.

Repairs flagged

• Major roof — The roof shows significant wear and tear, indicating a major repair is needed.
• Minor exterior walls — The exterior walls are painted but show some wear, indicating minor touch-ups are needed.
• Minor landscaping — The yard is fenced but sparse, suggesting some landscaping improvements are needed.

Value-add opportunities

• Both repair roof — Repairing the roof will improve the home's appearance and increase its value for both resale and rental. ↑
• Both landscape yard — A well-maintained yard can significantly increase the home's curb appeal and value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Anacoco Elementary School C+ LA #74/646 Nat'l #8,292/41,679 Middle Leesville Junior High School F LA #95/218 Nat'l #7,813/14,009 High Anacoco High School C+ LA #21/265 Nat'l #3,588/17,239

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

C Composite livability gradescore 69/100

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

• County: Vernon · 45,401 people
• Population (ZIP): 3,792
• Household income: $70,925
• Rent vs Own: 14.7% rent · 85.3% own

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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%

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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%

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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

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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

-0.9% since first listed

7 events — show timeline

• 2026-01-30 Listed $124,900 GFPAR
• 2022-12-14 Sold (MLS) — GFPAR
• 2022-12-13 Sold (MLS) — GFPAR
• 2021-10-28 Sold (Public Records) $170,000 Public Records
• 2021-05-24 Listed $47,000 GFPAR
• 2015-09-02 Sold (Public Records) $120,000 Public Records
• 2015-08-06 Listed $126,000 GFPAR

Property tax history

+12.8%/yr

Latest (2025): $1,424 · -1.3% YoY. Source: county tax records.