Homestead A Plan · Anacoco, LA 71403

$259,000

3 bd · 2.0 ba · 1,539 sqft · SingleFamily · 954 Days on market

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Why this score? — see what drove the D 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).

• Appreciation +9.1/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Open floor plan - Stainless steel appliances - Custom built cabinets - Granite cabinets - Waterproof flooring - Spacious walk-in closet

Key facts

• 2 parking spots
• Listed 953 days

🏗️ New construction. The $259,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $258,994.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (26.7% below list).
• Recommended offer: $190k (26.7% below list) — sets the bar for 1% rule.

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; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $21k 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.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 954 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,831 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 954 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (median comp): $258,994
• List price: $259,000
• Delta: —
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.8%
• Equity multiple: 2.26×
• Total profit: $91,018
• Equity at exit: $199,722

10-year hold

• IRR: 16.1%
• Equity multiple: 4.83×
• Total profit: $277,998
• Equity at exit: $399,301

Cash invested: $72,518 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,898 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-290

Break-even live

Break-even rent $2,266

Max offer price $217,004

Occupancy floor —

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: $64,748
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $259,000 Active 954 DOM
2. 2026-06-18
   days on market $259,000 Active 953 DOM
3. 2026-06-17
   days on market $259,000 Active 952 DOM
4. 2026-06-16
   days on market $259,000 Active 951 DOM
5. 2026-06-15
   days on market $259,000 Active 950 DOM
6. 2026-06-14
   days on market $259,000 Active 948 DOM
7. 2026-06-12
   days on market $259,000 Active 947 DOM
8. 2026-06-09
   days on market $259,000 Active 944 DOM
9. 2026-06-08
   days on market $259,000 Active 943 DOM
10. 2026-06-07
    days on market $259,000 Active 942 DOM
11. 2026-06-07
    days on market $259,000 Active 941 DOM
12. 2026-06-04
    days on market $259,000 Active 938 DOM
13. 2026-06-02
    days on market $259,000 Active 937 DOM
14. 2026-06-01
    days on market $259,000 Active 936 DOM
15. 2026-05-31
    days on market $259,000 Active 935 DOM
16. 2026-05-31
    days on market $259,000 Active 934 DOM
17. 2023-11-08
    listed $259,000 Active 135-char remark

    Show marketing remark (135 chars)

    Open floor plan - Stainless steel appliances - Custom built cabinets - Granite cabinets - Waterproof flooring - Spacious walk-in closet

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,780
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$7,534
• Taxable loss: −$8,087
• Est. tax savings @ 24.0%: +$1,941
• After-tax cash flow: $-1,541/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

1 event — show timeline

• 2023-11-08 Listed $259,000 Zillow