1007 Pinckney Ave · Leesville, LA 71446

$109,000

2 bd · 1.0 ba · 1,207 sqft · SingleFamily · 5 Days on market

0.25 ac lot Est $104k · 5% over

---

Why this score? — see what drove the C- 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 +21.9/30.0
• DSCR +7.0/10.0
• ARV discount +5.2/15.0
• 1% rule +4.9/10.0
• 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

INVESTORS OR FIRST TIME HOME BUYERS, COME LOOK AT THIS ONE! This 2 bedroom, 1 bath will make the PERFECT starter home or a property to build up your rental portfolio. The property also features two portable storage buildings that will stay with the property. Nestled in the Lee Hills subdivision, it is close to schools and local shopping. If you are into sporting events or outdoor recreation, this home is close to the Leesville Sports Complex and Lake Vernon. Come take a look and call this ''yours''. CALL YOUR REALTOR TODAY.

Key facts

• Close to schools
• Close to lake vernon
• 0.25 acre lot

Tags

• LEE HILLS SUBDIVISION
• CLOSE TO SCHOOLS
• CLOSE TO LOCAL SHOPPING
• CLOSE TO LAKE VERNON

Property features AI

Exterior

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

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Interior features: Dishwasher; Electric range; Central air; Ceiling fan(s); Central heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (1.3% below list).
• Recommended offer: $108k (1.3% below list) — sets the bar for 1% rule.

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; 4 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 $754 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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $107,536 (1.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $103,802
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 John Paul Jones Ave	0.15mi	3/1.0 (+1)	1,221 (+1%)	6mo	$143,000	$117	81
805 Dennis Ave	0.25mi	3/1.0 (+1)	1,231 (+2%)	4mo	$91,000	$74	77
512 Whittington St	0.40mi	3/1.5 (+1)	1,208 (+0%)	9mo	$60,000	$50	67
1001 Pinckney Ave	0.04mi	3/1.0 (+1)	1,274 (+6%)	21mo	$115,000	$90	67
1006 Anderson Dr	0.38mi	3/1.0 (+1)	1,247 (+3%)	8mo	$33,500	$27	65
804 Marvin Ave	0.30mi	3/1.0 (+1)	1,244 (+3%)	21mo	$106,374	$86	58
1110 Spruce St	0.36mi	3/1.5 (+1)	1,100 (-9%)	6mo	$45,000	$41	57
800 Marvin Ave	0.32mi	3/2.0 (+1)	1,100 (-9%)	6mo	$125,000	$114	56
507 Whittington St	0.41mi	3/1.0 (+1)	1,235 (+2%)	20mo	$95,000	$77	55
105 Nelda St	0.50mi	3/1.5 (+1)	1,135 (-6%)	10mo	$135,500	$119	52
2110 Thompson St	0.60mi	3/1.5 (+1)	1,028 (-15%)	16mo	$140,000	$136	27

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,123
• Equity at exit: $16,252

10-year hold

• IRR: 13.1%
• Equity multiple: 2.27×
• Total profit: $38,785
• Equity at exit: $9,424

Cash invested: $30,520 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $171

Break-even live

Break-even rent $859

Max offer price $109,000

Occupancy floor 79%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	44d	1	0.36mi
306 W Harriet St Apt 6 Leesville, LA	2.0	1.5	840	$650	$0.77	44d	1	0.97mi
305 W Maggie St Apt 3 Leesville, LA	2.0	1.5	840	$600	$0.71	44d	1	0.97mi
10 Katherine Loop Leesville, LA	3.0	2.0	1106	$1,100	$0.99	44d	1	1.47mi

Listing history 6 events

1. 2026-06-19
   days on market $109,000 Active 5 DOM
2. 2026-06-18
   days on market $109,000 Active 4 DOM
3. 2026-06-17
   days on market $109,000 Active 3 DOM
4. 2026-06-16
   days on market $109,000 Active 2 DOM
5. 2026-06-15
   remarks 530-char remark
6. 2026-06-15
   listed $109,000 Active 1 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: $739 · $62/mo
• Projected year-2 tax: $739 · $62/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,904
• − Mortgage interest: −$6,106
• − Property taxes: −$739
• − Insurance: −$545
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$3,171
• Taxable income: $279
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $1,984/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

2 events — show timeline

• 2026-06-14 Listed $109,000 GFPAR
• 2008-01-07 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $739 · -0.8% YoY. Source: county tax records.