281 Ball Park · Anacoco, LA 71403

$245,000

4 bd · 3.0 ba · 2,320 sqft · SingleFamily · 8 Days on market

Built 1988 1.00 ac lot Est $227k · 8% over

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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 +23.6/30.0
• Appreciation +9.1/10.0
• DSCR +7.6/10.0
• 1% rule +4.8/10.0
• ARV discount +4.0/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

TOTALLY REMODELED this brick home is truly a Home for all Seasons, , from the cozy fireplace to the large rear deck this home sets the stage for everyone to enjoy the comforts of home. AND talk about a custom kitchen with a huge island this has it! So get ready to move in and enjoy this 4 bedroom from the HUGE master suite to the Cute craft shop and more! Call your realtor today!( Seller is an owner/agent licensed by the LREC)

Key facts

• Custom kitchen
• Huge island
• Cozy fireplace

Tags

• CUSTOM KITCHEN
• HUGE ISLAND
• LARGE REAR DECK
• COZY FIREPLACE
• CRAFT SHOP

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residence; One-story
• Construction: Brick construction; Slab foundation
• Exterior features: Composition roof; Lot is approximately 1 acre; Zoned residential; Lot size listed as 'See survey'

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric range
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Disposal; Refrigerator; Electric range; Carpet flooring; Ceramic tile flooring; 10 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/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 $240k (2.0% below list).
• Recommended offer: $240k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 8.6% vs local median 5.6% in Anacoco — 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 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; 1 comparable units currently listed for rent nearby; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $20k 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 $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $110k; list at $245k implies a 123% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,000 (2.0% 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 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?
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: 0.98% ✗
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $227,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4110 Main	0.52mi	3/2.0 (-1)	2,448 (+6%)	3mo	$239,000	$98	55

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: 26.5%
• Equity multiple: 2.94×
• Total profit: $132,807
• Equity at exit: $188,931

10-year hold

• IRR: 23.8%
• Equity multiple: 6.30×
• Total profit: $363,377
• Equity at exit: $377,727

Cash invested: $68,600 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $461

Break-even live

Break-even rent $1,816

Max offer price $245,000

Occupancy floor 76%

Sensitivity live

Price	-10% $600	-5% $531	+0% $461	+5% $392	+10% $322
Rent	-10% $272	-5% $366	+0% $461	+5% $556	+10% $651
Rate	-1.0pp $585	-0.5pp $524	base $461	+0.5pp $398	+1.0pp $333

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 John Ross Rd Anacoco, LA	3.0	2.0	2000	$2,400	$1.20	44d	1	0.66mi

Listing history 16 events

1. 2026-06-12
   days on market $245,000 Active 8 DOM
2. 2026-06-09
   days on market $245,000 Active 5 DOM
3. 2026-06-08
   days on market $245,000 Active 4 DOM
4. 2026-06-07
   days on market $245,000 Active 3 DOM
5. 2026-06-07
   statusdays on marketlisting id $245,000 Active 2 DOM
6. 2026-06-02
   days on market $245,000 Active Under Contract 360 DOM
7. 2026-06-01
   days on market $245,000 Active Under Contract 359 DOM
8. 2026-05-31
   days on market $245,000 Active Under Contract 358 DOM
9. 2026-05-31
   days on market $245,000 Active Under Contract 357 DOM
10. 2026-02-23
    historical Active Under Contract
11. 2025-11-20
    status Active
12. 2025-09-22
    historical
13. 2025-04-09
    listed $245,000 Active
14. 2025-01-03
    price $245,000
15. 2024-07-15
    price $250,000
16. 2023-02-22
    soldstatus $110,000

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$772/yr (+$64/mo · 134.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 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: $28,800
• − Mortgage interest: −$13,724
• − Property taxes: −$575
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$7,127
• Taxable income: $1,541
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $5,164/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

• Census place: Anacoco, LA
• 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

+122.7% since first listed

7 events — show timeline

• 2026-02-23 Contingent — GFPAR
• 2025-11-20 Relisted — GFPAR
• 2025-09-22 Delisted — GFPAR
• 2025-04-09 Listed $245,000 GFPAR
• 2025-01-03 Price Changed $245,000 GFPAR
• 2024-07-15 Price Changed $250,000 GFPAR
• 2023-02-22 Sold (Public Records) $110,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $575 · -1.4% YoY. Source: county tax records.