1015 Anderson Dr · Leesville, LA 71446

$65,000

3 bd · 1.0 ba · 1,550 sqft · SingleFamily · 212 Days on market

Fair condition 8,712 sqft lot $42/sqft · 48% below area Est $125k · 48% under ↓ 12% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ENDLESS POTENTIAL-Fixer-Upper Opportunity!!!Looking for property with room to grow ? This 3-Bed , 1-Bath has the possibilities to become a 4 bedroom , second bathroom and expand on the Kitchen area. Fenced yard and storage in the back . Make a Great Rental , flip home or someone forever home . Come and see what you can do !!!

Key facts

• 8,712 sq ft lot
• Listed 211 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 5.9% in Leesville — 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 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.
• 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: Rents rising fast (+9.6%/yr); 332 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($57k) 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 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?
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: 2.03% ✓
• Cap rate: 17.83%
• Cash-on-cash: 41.22%
• DSCR: 2.83
• GRM: 4.1

CMA / ARV

• ARV (median comp): $124,534
• List price: $65,000
• Delta: -47.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1058 Westwood Dr	0.23mi	3/1.5	1,566 (+1%)	1mo	$140,000	$89	84
907 Dennis Ave	0.23mi	3/1.0	1,449 (-6%)	11mo	$70,000	$48	69
303 N Prairie St	0.68mi	3/2.0	1,556 (+0%)	7mo	$165,000	$106	58
1032 Hood Ln	0.17mi	4/1.5 (+1)	1,660 (+7%)	19mo	$75,000	$45	57
2001 Ginger St	0.64mi	4/2.0 (+1)	1,560 (+1%)	5mo	$175,000	$112	55
802 Dennis Ave	0.22mi	3/4.0	1,725 (+11%)	6mo	$140,000	$81	53
2026 Ruth St	0.55mi	2/1.5 (-1)	1,649 (+6%)	20mo	$139,900	$85	40

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: 43.2%
• Equity multiple: 2.99×
• Total profit: $36,252
• Equity at exit: $9,692

10-year hold

• IRR: 51.4%
• Equity multiple: 7.29×
• Total profit: $114,558
• Equity at exit: $5,620

Cash invested: $18,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active
• Months of supply: 105.0 mo (1%/mo absorbed)
• Median asking: $139,900 ($100/sqft)
• Median days on market: 84 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -19.6% vs current asking $/sqft

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

ZIP-level market 71446

• Home prices YoY: -32.1%
• Rents YoY: 9.6%
• Active inventory: 332
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$341
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $625

Break-even live

Break-even rent $528

Max offer price $65,000

Occupancy floor 48%

Sensitivity live

Price	-10% $662	-5% $644	+0% $625	+5% $607	+10% $588
Rent	-10% $521	-5% $573	+0% $625	+5% $677	+10% $729
Rate	-1.0pp $658	-0.5pp $642	base $625	+0.5pp $608	+1.0pp $591

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 Kings Rd Leesville, LA	3.0	1.0	1096	$1,150	$1.05	5d	1	0.10mi
909 Marvin Ave Leesville, LA	2.0	1.0	1217	$700	$0.58	51d	1	0.18mi
905 Pinckney Ave Leesville, LA	4.0	2.0	1677	$1,250	$0.75	51d	1	0.29mi
1007 Marvin Ave Leesville, LA	3.0	2.0	1450	$950	$0.66	43d	1	0.30mi
111 Nelda Dr Leesville, LA	3.0	1.5	1178	$1,400	$1.19	12d	1	0.32mi
111 Nelda Dr Leesville, LA	3.0	1.5	1178	$1,400	$1.19	0d	1	0.32mi
1107 Spruce St Leesville, LA	3.0	1.0	1440	$900	$0.62	14d	1	0.35mi
116 Nelda Dr Leesville, LA	3.0	2.0	1467	$1,400	$0.95	2d	1	0.35mi
2009 Jean St Leesville, LA	4.0	2.0	2070	$1,475	$0.71	10d	1	0.52mi
1307 Aaron St Leesville, LA	4.0	2.0	1213	$1,350	$1.11	35d	1	0.57mi
1219 Port Arthur Ter Leesville, LA	3.0	2.0	1800	$1,400	$0.78	184d	1	0.88mi
211 N Gladys St Leesville, LA	3.0	2.0	1376	$1,600	$1.16	43d	1	0.98mi
1006 S 9th St Leesville, LA	4.0	2.0	1430	$1,700	$1.19	51d	1	1.21mi
400 S 7th St Leesville, LA	3.0	2.0	1600	$1,550	$0.97	10d	1	1.22mi
1608 Amour Dr Unit 1625 Leesville, LA	2.0	1.5	1060	$725	$0.68	10d	1	1.39mi
104 E Lee St Leesville, LA	3.0	2.0	2060	$1,725	$0.84	2d	1	1.44mi
10 Katherine Loop Leesville, LA	3.0	2.0	1106	$1,100	$0.99	184d	1	1.47mi

Listing history 50 events

1. 2026-11-08
   days on market $65,000 Active 212 DOM
2. 2026-11-07
   days on market $65,000 Active 211 DOM
3. 2026-11-06
   days on market $65,000 Active 210 DOM
4. 2026-11-05
   days on market $65,000 Active 209 DOM
5. 2026-11-04
   days on market $65,000 Active 208 DOM
6. 2026-11-02
   days on market $65,000 Active 206 DOM
7. 2026-11-01
   days on market $65,000 Active 205 DOM
8. 2026-10-31
   days on market $65,000 Active 204 DOM
9. 2026-10-30
   days on market $65,000 Active 203 DOM
10. 2026-10-29
    days on market $65,000 Active 202 DOM
11. 2026-10-28
    days on market $65,000 Active 201 DOM
12. 2026-10-27
    days on market $65,000 Active 200 DOM
13. 2026-10-26
    days on market $65,000 Active 199 DOM
14. 2026-10-25
    days on market $65,000 Active 198 DOM
15. 2026-10-24
    days on market $65,000 Active 197 DOM
16. 2026-10-23
    days on market $65,000 Active 196 DOM
17. 2026-10-22
    days on market $65,000 Active 195 DOM
18. 2026-10-21
    days on market $65,000 Active 194 DOM
19. 2026-10-20
    days on market $65,000 Active 193 DOM
20. 2026-10-19
    days on market $65,000 Active 192 DOM
21. 2026-10-18
    days on market $65,000 Active 191 DOM
22. 2026-10-17
    days on market $65,000 Active 190 DOM
23. 2026-10-16
    days on market $65,000 Active 189 DOM
24. 2026-10-15
    days on market $65,000 Active 188 DOM
25. 2026-10-14
    days on market $65,000 Active 187 DOM
26. 2026-10-14
    days on market $65,000 Active 186 DOM
27. 2026-10-12
    days on market $65,000 Active 185 DOM
28. 2026-10-11
    days on market $65,000 Active 184 DOM
29. 2026-10-10
    days on market $65,000 Active 183 DOM
30. 2026-10-09
    days on market $65,000 Active 182 DOM
31. 2026-10-08
    days on market $65,000 Active 181 DOM
32. 2026-10-07
    days on market $65,000 Active 180 DOM
33. 2026-10-06
    days on market $65,000 Active 179 DOM
34. 2026-10-05
    pricedays on market $65,000 Active 178 DOM
35. 2026-09-25
    days on market $70,000 Active 177 DOM
36. 2026-09-24
    days on market $70,000 Active 176 DOM
37. 2026-09-23
    days on market $70,000 Active 175 DOM
38. 2026-09-21
    days on market $70,000 Active 173 DOM
39. 2026-09-20
    days on market $70,000 Active 172 DOM
40. 2026-09-19
    days on market $70,000 Active 171 DOM
41. 2026-09-18
    days on market $70,000 Active 170 DOM
42. 2026-09-17
    days on market $70,000 Active 169 DOM
43. 2026-09-16
    days on market $70,000 Active 168 DOM
44. 2026-09-15
    days on market $70,000 Active 167 DOM
45. 2026-09-14
    days on market $70,000 Active 166 DOM
46. 2026-09-13
    days on market $70,000 Active 165 DOM
47. 2026-09-12
    days on market $70,000 Active 164 DOM
48. 2026-09-11
    days on market $70,000 Active 163 DOM
49. 2026-09-05
    days on market $70,000 Active 159 DOM
50. 2026-09-04
    days on market $70,000 Active 158 DOM

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $586 · $49/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 3/10 Moderate
• 🌡 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: $15,827
• − Mortgage interest: −$3,641
• − Property taxes: −$586
• − Insurance: −$325
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$1,891
• Taxable income: $6,851
• Est. tax owed @ 24.0%: −$1,644
• After-tax cash flow: $5,857/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $38,750–$69,750 screening

This single-family home presents as a fixer-upper with moderate rehabilitation needs, primarily in the kitchen and bathroom. Painting and updating these areas can significantly increase its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — The kitchen appears cluttered with boxes, suggesting recent renovation or moving activity.
• Moderate bathroom vanity — The bathroom has dated tile flooring and a dated vanity, suggesting a need for updates.

Value-add opportunities

• Resale Painting and updating the kitchen cabinets — Updating the kitchen cabinets can significantly improve the home's appearance and appeal to potential buyers. ↑
• Rental Updating the bathroom vanity and flooring — Updating the bathroom can improve the home's rental value by providing a more modern and functional space. ↑

ⓘ 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.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary West Leesville Elementary School F LA #324/646 Nat'l #26,279/41,679 Middle Leesville Junior High School F LA #95/218 Nat'l #7,813/14,009 High Leesville High School F LA #66/265 Nat'l #7,439/17,239

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

B Composite livability gradescore 73/100

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 · 45,401 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: 9% of renters

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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 (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%
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -61.06%
• Current HPI: 128.8849
• Rent YoY: ▲ 9.60%
• Metro: Fort Polk South, LA
• 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

-11.8% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $75,000 GFPAR
• 2026-03-30 Listed $85,000 GFPAR

Property tax history

+0.7%/yr

Latest (2025): $586 · -0.8% YoY. Source: county tax records.