2010 Allison St · Leesville, LA 71446

$121,900

3 bd · 1.0 ba · 1,400 sqft · SingleFamily · 168 Days on market

Built 1975 Good condition 0.25 ac lot $87/sqft · 10% below area Est $136k · 10% under

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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 +29.3/30.0
• ARV discount +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Rent growth +4.9/5.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this inviting 3-bedroom, 1-bath home that's move-in ready and waiting for you! The interior has been refreshed with ceramic tile and a fresh coat of paint, creating a bright and welcoming space throughout. Out back, you'll love the covered patio, perfect for morning coffee or evening gatherings, and a spacious, fenced yard that's great for pets or play. Conveniently located just minutes from shopping, dining, and everyday essentials, this home combines comfort, convenience, and a place you'll love to call your own.

Key facts

• Fresh paint
• Covered patio
• New ceramic tile

Tags

• NEW CERAMIC TILE
• FRESH PAINT
• COVERED PATIO
• ALMOST ENTIRELY FENCED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $122k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $107k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 5.5% 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); 249 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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, 98% 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 $107,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.25% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.06%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (median comp): $135,988
• List price: $121,900
• Delta: -10.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2006 Allison St	0.03mi	3/1.0	1,495 (+7%)	15mo	$120,000	$80	75
1623 Amour Dr	0.51mi	3/2.0	1,328 (-5%)	6mo	$170,000	$128	59
404 Fir St	0.45mi	4/1.5 (+1)	1,324 (-5%)	5mo	$60,000	$45	59
504 Magnolia St	0.75mi	4/1.0 (+1)	1,381 (-1%)	13mo	$155,000	$112	47
2001 Ginger St	0.54mi	4/2.0 (+1)	1,560 (+11%)	2mo	$175,000	$112	45
1201 John Paul Jones Ave	0.75mi	3/1.0	1,221 (-13%)	8mo	$143,000	$117	37
603 Magnolia St	0.63mi	3/1.5	1,198 (-14%)	20mo	$130,000	$109	27
1002 Aaron Ave	0.75mi	3/2.0	1,600 (+14%)	21mo	$185,000	$116	20

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: 10.9%
• Equity multiple: 1.46×
• Total profit: $15,595
• Equity at exit: $18,176

10-year hold

• IRR: 23.6%
• Equity multiple: 3.50×
• Total profit: $85,401
• Equity at exit: $10,540

Cash invested: $34,132 (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: 29 active
• Months of supply: 24.9 mo (4%/mo absorbed)
• Median asking: $124,900 ($97/sqft)
• Median days on market: 104 d
• This list price: 48% of active listings are priced below it
• ARV vs active asking: +0.3% 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: 249
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$639
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $428

Break-even live

Break-even rent $985

Max offer price $121,900

Occupancy floor 67%

Sensitivity live

Price	-10% $497	-5% $463	+0% $428	+5% $394	+10% $359
Rent	-10% $308	-5% $368	+0% $428	+5% $489	+10% $549
Rate	-1.0pp $490	-0.5pp $459	base $428	+0.5pp $397	+1.0pp $365

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: $30,475
• Closing costs: $3,657
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	93d	1	0.52mi
1219 Port Arthur Ter Leesville, LA	3.0	2.0	1800	$1,400	$0.78	93d	1	0.89mi

Listing history 50 events

1. 2026-08-08
   days on market $121,900 Active 168 DOM
2. 2026-08-07
   days on market $121,900 Active 167 DOM
3. 2026-08-06
   days on market $121,900 Active 166 DOM
4. 2026-08-05
   days on market $121,900 Active 165 DOM
5. 2026-08-04
   days on market $121,900 Active 164 DOM
6. 2026-08-03
   days on market $121,900 Active 163 DOM
7. 2026-07-31
   days on market $121,900 Active 160 DOM
8. 2026-07-30
   days on market $121,900 Active 159 DOM
9. 2026-07-29
   days on market $121,900 Active 158 DOM
10. 2026-07-27
    days on market $121,900 Active 156 DOM
11. 2026-07-25
    days on market $121,900 Active 154 DOM
12. 2026-07-24
    days on market $121,900 Active 153 DOM
13. 2026-07-23
    days on market $121,900 Active 152 DOM
14. 2026-07-22
    days on market $121,900 Active 151 DOM
15. 2026-07-21
    days on market $121,900 Active 150 DOM
16. 2026-07-18
    days on market $121,900 Active 147 DOM
17. 2026-07-16
    days on market $121,900 Active 145 DOM
18. 2026-07-15
    days on market $121,900 Active 144 DOM
19. 2026-07-14
    days on market $121,900 Active 143 DOM
20. 2026-07-13
    days on market $121,900 Active 142 DOM
21. 2026-07-12
    days on market $121,900 Active 141 DOM
22. 2026-07-12
    days on market $121,900 Active 140 DOM
23. 2026-07-11
    days on market $121,900 Active 139 DOM
24. 2026-07-09
    days on market $121,900 Active 138 DOM
25. 2026-07-08
    days on market $121,900 Active 137 DOM
26. 2026-07-07
    days on market $121,900 Active 136 DOM
27. 2026-07-06
    days on market $121,900 Active 135 DOM
28. 2026-07-05
    days on market $121,900 Active 134 DOM
29. 2026-07-04
    days on market $121,900 Active 133 DOM
30. 2026-07-03
    days on market $121,900 Active 132 DOM
31. 2026-07-03
    days on market $121,900 Active 131 DOM
32. 2026-07-01
    days on market $121,900 Active 130 DOM
33. 2026-06-30
    days on market $121,900 Active 129 DOM
34. 2026-06-29
    days on market $121,900 Active 128 DOM
35. 2026-06-28
    days on market $121,900 Active 127 DOM
36. 2026-06-27
    days on market $121,900 Active 126 DOM
37. 2026-06-26
    days on market $121,900 Active 124 DOM
38. 2026-06-22
    days on market $121,900 Active 121 DOM
39. 2026-06-19
    days on market $121,900 Active 118 DOM
40. 2026-06-18
    days on market $121,900 Active 117 DOM
41. 2026-06-17
    days on market $121,900 Active 116 DOM
42. 2026-06-16
    days on market $121,900 Active 115 DOM
43. 2026-06-15
    days on market $121,900 Active 114 DOM
44. 2026-06-14
    days on market $121,900 Active 112 DOM
45. 2026-06-12
    days on market $121,900 Active 111 DOM
46. 2026-06-09
    days on market $121,900 Active 108 DOM
47. 2026-06-08
    days on market $121,900 Active 107 DOM
48. 2026-06-07
    days on market $121,900 Active 106 DOM
49. 2026-06-07
    days on market $121,900 Active 105 DOM
50. 2026-06-04
    days on market $121,900 Active 102 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: $1,060 · $88/mo
• Projected year-2 tax: $1,060 · $88/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 98% 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: $18,333
• − Mortgage interest: −$6,828
• − Property taxes: −$1,060
• − Insurance: −$610
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$3,546
• Taxable income: $3,355
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $4,337/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

Good 75/100 Cosmetic rehab Est. rehab $7,000–$21,000 screening

This move-in ready home features updated interiors and a well-maintained exterior, making it an attractive option for both buyers and renters.

Components & finishes AI

Roof asphalt shingle · good Flooring tile

Deferred maintenance Est. $500–$2,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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%
• 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%

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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

+21.9% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $121,900 GFPAR
• 2026-03-17 Relisted — GFPAR
• 2026-02-18 Delisted — GFPAR
• 2026-02-12 Price Changed $122,900 GFPAR
• 2026-01-24 Listed $124,900 GFPAR
• 2025-06-26 Price Changed $125,000 GFPAR
• 2025-06-26 Price Changed $115,000 GFPAR
• 2025-06-02 Price Changed $113,000 GFPAR
• 2025-03-30 Price Changed $115,000 GFPAR
• 2022-05-06 Delisted — GFPAR
• 2022-01-26 Listed $100,000 GFPAR

Property tax history

+1.0%/yr

Latest (2025): $1,060 · -0.8% YoY. Source: county tax records.