505 Holly Grv · Anacoco, LA 71403

$210,000

3 bd · 2.0 ba · 1,978 sqft · SingleFamily · 70 Days on market

Built 1978 2.32 ac lot $106/sqft · 14% below area Est $244k · 14% under

---

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 +16.4/30.0
• ARV discount +13.7/15.0
• Appreciation +9.1/10.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

VACANT - MOVE IN READY !! Ready to SHOW!!! This GREAT 3 Bedroom and 2 Bath , is looking for it's forever family !! Sits in the HEART of Vernon Parish , offering the perfect bend of Country Living with easy access to town , fishing , hunting and Fort Polk . Has a shop and a GREAT Front yard and back .

Key facts

• Easy access to town
• Hunting
• Back

Tags

• MOVE IN READY
• EASY ACCESS TO TOWN
• FISHING
• HUNTING
• FRONT YARD
• BACK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $189k (9.8% below list).
• Recommended offer: $189k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.6% in Anacoco — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $19k of equity ($1k loan paydown + $17k 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 $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,406 (9.8% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 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: 0.90% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (median comp): $243,656
• List price: $210,000
• Delta: -13.81%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
278 Holly Grove Rd	0.37mi	3/2.0	1,860 (-6%)	12mo	$244,000	$131	62
5597 Hwy. 111	0.65mi	3/2.0	1,926 (-3%)	10mo	$215,000	$112	57
941 Holly Grove Rd	0.67mi	3/2.0	1,768 (-11%)	2mo	$220,000	$124	49
5671 La-111	0.64mi	3/2.5	2,200 (+11%)	9mo	$265,000	$120	42
5903 Hwy 111	0.67mi	3/2.0	1,793 (-9%)	22mo	$290,000	$162	35

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: 22.2%
• Equity multiple: 2.64×
• Total profit: $96,411
• Equity at exit: $161,941

10-year hold

• IRR: 20.3%
• Equity multiple: 5.66×
• Total profit: $274,100
• Equity at exit: $323,766

Cash invested: $58,800 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,894 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$187 /mo · $2,246/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $120

Break-even live

Break-even rent $1,742

Max offer price $210,000

Occupancy floor 89%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $210,000 Active 70 DOM
2. 2026-06-18
   days on market $210,000 Active 69 DOM
3. 2026-06-17
   days on market $210,000 Active 68 DOM
4. 2026-06-16
   days on market $210,000 Active 67 DOM
5. 2026-06-15
   days on market $210,000 Active 66 DOM
6. 2026-06-14
   days on market $210,000 Active 64 DOM
7. 2026-06-12
   days on market $210,000 Active 63 DOM
8. 2026-06-09
   days on market $210,000 Active 60 DOM
9. 2026-06-08
   days on market $210,000 Active 59 DOM
10. 2026-06-07
    days on market $210,000 Active 58 DOM
11. 2026-06-07
    days on market $210,000 Active 57 DOM
12. 2026-06-04
    days on market $210,000 Active 54 DOM
13. 2026-06-02
    days on market $210,000 Active 53 DOM
14. 2026-06-01
    days on market $210,000 Active 52 DOM
15. 2026-05-31
    days on market $210,000 Active 51 DOM
16. 2026-05-31
    days on market $210,000 Active 50 DOM
17. 2026-05-04
    price $210,000 301-char remark

    Show marketing remark (301 chars)

    VACANT - MOVE IN READY !! Ready to SHOW!!! This GREAT 3 Bedroom and 2 Bath , is looking for it's forever family !! Sits in the HEART of Vernon Parish , offering the perfect bend of Country Living with easy access to town , fishing , hunting and Fort Polk . Has a shop and a GREAT Front yard and back .

18. 2026-04-10
    listed $225,900 Active 301-char remark

    Show marketing remark (301 chars)

    VACANT - MOVE IN READY !! Ready to SHOW!!! This GREAT 3 Bedroom and 2 Bath , is looking for it's forever family !! Sits in the HEART of Vernon Parish , offering the perfect bend of Country Living with easy access to town , fishing , hunting and Fort Polk . Has a shop and a GREAT Front yard and back .

19. 2025-11-14
    price $225,900
20. 2017-05-12
    soldstatus
21. 2017-05-12
    soldstatus $187,000
22. 2017-04-05
    listed $187,000
23. 2014-03-21
    soldstatus
24. 2013-11-01
    listed $189,000

ⓘ 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: $2,246 · $187/mo
• Projected year-2 tax: $2,246 · $187/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 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: $22,729
• − Mortgage interest: −$11,763
• − Property taxes: −$2,246
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$6,109
• Taxable loss: −$2,076
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $1,943/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

+11.1% since first listed

8 events — show timeline

• 2026-05-04 Price Changed $210,000 GFPAR
• 2026-04-10 Listed $225,900 GFPAR
• 2025-11-14 Price Changed $225,900 GFPAR
• 2017-05-12 Sold (Public Records) $187,000 Public Records
• 2017-05-12 Sold (MLS) — GFPAR
• 2017-04-05 Listed $187,000 GFPAR
• 2014-03-21 Sold (MLS) — GFPAR
• 2013-11-01 Listed $189,000 GFPAR

Property tax history

-0.5%/yr

Latest (2025): $2,246 · +146.7% YoY. Source: county tax records.