1406 Kings Rd · Leesville, LA 71446

$129,900

3 bd · 1.0 ba · 1,154 sqft · SingleFamily · 131 Days on market

0.25 ac lot Est $99k · 31% over

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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).

• Cash flow +23.0/30.0
• DSCR +7.4/10.0
• Rent growth +4.9/5.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Great starter home or investment opportunity! This updated 3-bedroom, 1-bath home is truly move-in ready with updates throughout. Enjoy peace of mind with a brand-new HVAC system featuring a transferable warranty. The fully fenced yard is perfect for pets, and the home is conveniently located near Fort Polk with easy access to shopping, dining, and other local amenities. Don't miss this affordable and well-maintained property!

Key facts

• Updated hvac system
• Fully fenced yard
• 0.25 acre lot

Tags

• UPDATED HVAC SYSTEM
• FULLY FENCED YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Residential zoning; Located in Lee Hills subdivision
• Construction: Brick construction; Slab foundation; Built on a 0.25 acre lot
• Exterior features: Front porch; Composition roof

Interior

• Kitchen: Refrigerator; Gas Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Refrigerator; Gas Range

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/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 $125k (3.7% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

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; 3 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 $898 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $130k implies a 504% gain — meaningful room to come down on a strong offer.

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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.96% ✗
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $99,244
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 John Paul Jones Ave	0.29mi	3/1.0	1,221 (+6%)	6mo	$143,000	$117	72
1110 Spruce St	0.38mi	3/1.5	1,100 (-5%)	6mo	$45,000	$41	68
805 Dennis Ave	0.58mi	3/1.0	1,231 (+7%)	4mo	$91,000	$74	59
800 Marvin Ave	0.63mi	3/2.0	1,100 (-5%)	6mo	$125,000	$114	54
2110 Thompson St	0.30mi	3/1.5	1,028 (-11%)	16mo	$140,000	$136	52
1006 Anderson Dr	0.64mi	3/1.0	1,247 (+8%)	8mo	$33,500	$27	50
2105 Miriam St	0.19mi	3/1.0	1,000 (-13%)	23mo	$117,000	$117	50
512 Whittington St	0.73mi	3/1.5	1,208 (+5%)	9mo	$60,000	$50	49
1001 Pinckney Ave	0.37mi	3/1.0	1,274 (+10%)	21mo	$115,000	$90	48
1209 Pinecrest St	0.64mi	3/1.0	1,020 (-12%)	4mo	$32,000	$31	48
804 Marvin Ave	0.60mi	3/1.0	1,244 (+8%)	21mo	$106,374	$86	41
507 Whittington St	0.74mi	3/1.0	1,235 (+7%)	20mo	$95,000	$77	37

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $253
• Equity at exit: $19,369

10-year hold

• IRR: 13.9%
• Equity multiple: 2.35×
• Total profit: $49,050
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $232

Break-even live

Break-even rent $958

Max offer price $129,900

Occupancy floor 76%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	43d	1	0.04mi
306 W Harriet St Apt 6 Leesville, LA	2.0	1.5	840	$650	$0.77	43d	1	1.09mi
305 W Maggie St Apt 3 Leesville, LA	2.0	1.5	840	$600	$0.71	43d	1	1.09mi

Listing history 23 events

1. 2026-06-19
   days on market $129,900 Active 131 DOM
2. 2026-06-18
   days on market $129,900 Active 130 DOM
3. 2026-06-17
   days on market $129,900 Active 129 DOM
4. 2026-06-16
   days on market $129,900 Active 128 DOM
5. 2026-06-15
   days on market $129,900 Active 127 DOM
6. 2026-06-14
   days on market $129,900 Active 125 DOM
7. 2026-06-12
   days on market $129,900 Active 124 DOM
8. 2026-06-09
   days on market $129,900 Active 121 DOM
9. 2026-06-08
   days on market $129,900 Active 120 DOM
10. 2026-06-07
    days on market $129,900 Active 119 DOM
11. 2026-06-07
    days on market $129,900 Active 118 DOM
12. 2026-06-04
    days on market $129,900 Active 115 DOM
13. 2026-06-02
    days on market $129,900 Active 114 DOM
14. 2026-06-01
    days on market $129,900 Active 113 DOM
15. 2026-05-31
    days on market $129,900 Active 112 DOM
16. 2026-05-31
    days on market $129,900 Active 111 DOM
17. 2026-05-23
    status Active
18. 2026-04-12
    historical
19. 2026-03-21
    price $129,900
20. 2026-02-11
    price $134,500
21. 2025-12-29
    listed $142,000 Active
22. 2015-03-10
    soldstatus $21,500
23. 2006-07-26
    soldstatus $27,698

ⓘ 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: $260 · $22/mo
• Projected year-2 tax: $714 · $60/mo
• Expected delta: +$454/yr (+$38/mo · 174.4%)

ⓘ 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: $15,018
• − Mortgage interest: −$7,276
• − Property taxes: −$260
• − Insurance: −$650
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,779
• Taxable income: $650
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $2,624/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

+369.0% since first listed

7 events — show timeline

• 2026-05-23 Relisted — GFPAR
• 2026-04-12 Delisted — GFPAR
• 2026-03-21 Price Changed $129,900 GFPAR
• 2026-02-11 Price Changed $134,500 GFPAR
• 2025-12-29 Listed $142,000 GFPAR
• 2015-03-10 Sold (Public Records) $21,500 Public Records
• 2006-07-26 Sold (Public Records) $27,698 Public Records

Property tax history

-8.4%/yr

Latest (2025): $260 · -0.8% YoY. Source: county tax records.