Pecan A Plan · Anacoco, LA 71403

$235,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 954 Days on market

Poor condition

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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
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Condition / age +1.0/5.0

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 $235,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,008.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (18.8% below list).
• Recommended offer: $191k (18.8% 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 ($207k) is reasonable based on typical stale-listing flexibility.

Recommended offer $190,921 (18.8% 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 19% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $260,008
• List price: $235,000
• Delta: -9.62%
• 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: $91,549
• Equity at exit: $200,504

10-year hold

• IRR: 16.1%
• Equity multiple: 4.84×
• Total profit: $279,463
• Equity at exit: $400,865

Cash invested: $72,802 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,909 medium
• Mortgage (P&I): −$1,364
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-289

Break-even live

Break-even rent $2,275

Max offer price $218,250

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-199	+0% $-289	+5% $-378	+10% $-468
Rent	-10% $-439	-5% $-364	+0% $-289	+5% $-213	+10% $-138
Rate	-1.0pp $-158	-0.5pp $-222	base $-289	+0.5pp $-356	+1.0pp $-424

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: $65,002
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $235,000 Active 954 DOM
2. 2026-06-18
   days on market $235,000 Active 953 DOM
3. 2026-06-17
   days on market $235,000 Active 952 DOM
4. 2026-06-16
   days on market $235,000 Active 951 DOM
5. 2026-06-15
   days on market $235,000 Active 950 DOM
6. 2026-06-14
   days on market $235,000 Active 948 DOM
7. 2026-06-12
   days on market $235,000 Active 947 DOM
8. 2026-06-09
   days on market $235,000 Active 944 DOM
9. 2026-06-08
   days on market $235,000 Active 943 DOM
10. 2026-06-07
    days on market $235,000 Active 942 DOM
11. 2026-06-07
    days on market $235,000 Active 941 DOM
12. 2026-06-04
    days on market $235,000 Active 938 DOM
13. 2026-06-02
    days on market $235,000 Active 937 DOM
14. 2026-06-01
    days on market $235,000 Active 936 DOM
15. 2026-05-31
    days on market $235,000 Active 935 DOM
16. 2026-05-31
    days on market $235,000 Active 934 DOM
17. 2023-11-08
    listed $235,000 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: $22,911
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$7,564
• Taxable loss: −$8,084
• Est. tax savings @ 24.0%: +$1,940
• After-tax cash flow: $-1,523/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.

Condition & rehab AI · 5 photos

Poor 20/100 Extensive rehab

The home requires extensive repairs and maintenance, including fencing, exterior paint, roof, flooring, and interior paint. Upgrading these areas would significantly increase its resale and rental value.

Repairs flagged

• Major Fencing — Sections of the fencing are missing or broken, requiring replacement.
• Major Exterior paint — The exterior appears old and weathered, indicating the need for repainting.
• Major Roof — The condition of the roof cannot be determined, but it may require replacement or repair.
• Major Flooring — The condition of the flooring cannot be determined, but it may require replacement or repair.
• Major Interior paint — The interior condition cannot be assessed, but the listing suggests recent renovations, which may not reflect the actual condition of the interior.
• Major Systems — The condition of the systems cannot be determined, but the listing suggests recent renovations, which may not reflect the actual condition of the systems.

Value-add opportunities

• Resale Landscaping — A well-maintained landscape can enhance curb appeal and attract potential buyers.
• Resale Exterior paint — Fresh paint can improve the home's appearance and make it more attractive to potential buyers.
• Resale Fencing — A new, well-maintained fence can enhance the home's curb appeal and provide better security.
• Resale Roof — A new roof can improve the home's appearance and provide better protection against weather elements.
• Resale Flooring — New flooring can improve the home's appearance and make it more attractive to potential buyers.
• Resale Interior paint — Fresh paint can improve the home's appearance and make it more attractive to potential buyers.
• Resale Systems — Upgrading or repairing the systems can improve the home's functionality and make it more attractive to potential buyers.
• Rental Landscaping — A well-maintained landscape can enhance curb appeal and attract potential renters.
• Rental Exterior paint — Fresh paint can improve the home's appearance and make it more attractive to potential renters.
• Rental Fencing — A new, well-maintained fence can enhance the home's curb appeal and provide better security.
• Rental Roof — A new roof can improve the home's appearance and provide better protection against weather elements.
• Rental Flooring — New flooring can improve the home's appearance and make it more attractive to potential renters.
• Rental Interior paint — Fresh paint can improve the home's appearance and make it more attractive to potential renters.
• Rental Systems — Upgrading or repairing the systems can improve the home's functionality and make it more attractive to potential renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Fencing · Sections of the fencing are missing or broken, requiring replacement.	Major	$15,000–50,000
Exterior paint · The exterior appears old and weathered, indicating the need for repainting.	Major	$15,000–50,000
Roof · The condition of the roof cannot be determined, but it may require replacement or repair.	Major	$15,000–50,000
Flooring · The condition of the flooring cannot be determined, but it may require replacement or repair.	Major	$15,000–50,000
Interior paint · The interior condition cannot be assessed, but the listing suggests recent renovations, which may not reflect the actual condition of the interior.	Major	$15,000–50,000
Systems · The condition of the systems cannot be determined, but the listing suggests recent renovations, which may not reflect the actual condition of the systems.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Landscaping — A well-maintained landscape can enhance curb appeal and attract potential buyers. ↑
• Resale Exterior paint — Fresh paint can improve the home's appearance and make it more attractive to potential buyers. ↑
• Resale Fencing — A new, well-maintained fence can enhance the home's curb appeal and provide better security. ↑
• Resale Roof — A new roof can improve the home's appearance and provide better protection against weather elements. ↑
• Resale Flooring — New flooring can improve the home's appearance and make it more attractive to potential buyers. ↑
• Resale Interior paint — Fresh paint can improve the home's appearance and make it more attractive to potential buyers. ↑
• Resale Systems — Upgrading or repairing the systems can improve the home's functionality and make it more attractive to potential buyers. ↑
• Rental Landscaping — A well-maintained landscape can enhance curb appeal and attract potential renters. ↑
• Rental Exterior paint — Fresh paint can improve the home's appearance and make it more attractive to potential renters. ↑
• Rental Fencing — A new, well-maintained fence can enhance the home's curb appeal and provide better security. ↑
• Rental Roof — A new roof can improve the home's appearance and provide better protection against weather elements. ↑
• Rental Flooring — New flooring can improve the home's appearance and make it more attractive to potential renters. ↑
• Rental Interior paint — Fresh paint can improve the home's appearance and make it more attractive to potential renters. ↑
• Rental Systems — Upgrading or repairing the systems can improve the home's functionality and make it more attractive to potential renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 $235,000 Zillow