1107 Spruce St · Leesville, LA 71446

$119,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily · 28 Days on market

8,712 sqft lot Est $124k · at est.

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Why this score? — see what drove the B 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 +29.7/30.0
• DSCR +10.0/10.0
• ARV discount +9.3/15.0
• 1% rule +7.7/10.0
• 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 MLS

Nestled among mature magnolia trees, this beautiful 3 bedroom, 1 bath, brick ranch style home is conveniently located near town. You can relax and enjoy the spacious covered backyard patio. The single garage was converted into a bonus space and not included in the living square footage. All measurements are more or less and to be confirmed by the buyer/agent. Schedule your private showing today!

Key facts

• Open feel kitchen
• Flex room
• Mature shade trees

Tags

• FLEX ROOM
• OPEN FEEL KITCHEN
• FRESHLY PAINTED CABINETS
• NEW BACKSPLASH
• NEW KITCHEN SINK FAUCET
• MATURE SHADE TREES

Property features AI

Finance

• Other: Directions: Take Nolan Trace to Anderson Dr., turn right on Westwood, left on Spruce; home on the left.

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; 1 story
• Construction: Brick construction
• Exterior features: Composition roof; Subdivision: Pinecrest Addition; Residential zoning

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Refrigerator; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 7.3% in Leesville — 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 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; 2 comparable units currently listed for rent nearby; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 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 $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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 $68k; list at $119k implies a 74% 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 $117,215 (1.5% 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: 1.27% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $123,840
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Dennis Ave	0.33mi	3/1.0	1,449 (+1%)	6mo	$70,000	$48	78
2001 Ginger St	0.46mi	4/2.0 (+1)	1,560 (+8%)	1mo	$175,000	$112	55
1002 Aaron Ave	0.13mi	3/2.0	1,600 (+11%)	20mo	$185,000	$116	55
1006 Anderson Dr	0.38mi	3/1.0	1,247 (-13%)	8mo	$33,500	$27	54
805 Dennis Ave	0.45mi	3/1.0	1,231 (-14%)	4mo	$91,000	$74	52
1001 Pinckney Ave	0.36mi	3/1.0	1,274 (-12%)	21mo	$115,000	$90	47
913 Dennis Ave	0.31mi	4/2.0 (+1)	1,557 (+8%)	22mo	$157,500	$101	45
2026 Ruth St	0.31mi	2/1.5 (-1)	1,649 (+14%)	16mo	$139,900	$85	41
804 Marvin Ave	0.42mi	3/1.0	1,244 (-14%)	21mo	$106,374	$86	40
507 Whittington St	0.61mi	3/1.0	1,235 (-14%)	20mo	$95,000	$77	31

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: 11.6%
• Equity multiple: 1.49×
• Total profit: $16,169
• Equity at exit: $17,743

10-year hold

• IRR: 24.1%
• Equity multiple: 3.57×
• Total profit: $85,761
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,511 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$89 /mo · $1,067/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $431

Break-even live

Break-even rent $965

Max offer price $119,000

Occupancy floor 66%

Sensitivity live

Price	-10% $499	-5% $465	+0% $431	+5% $398	+10% $364
Rent	-10% $312	-5% $372	+0% $431	+5% $491	+10% $551
Rate	-1.0pp $491	-0.5pp $462	base $431	+0.5pp $401	+1.0pp $369

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	45d	1	0.33mi
1219 Port Arthur Ter Leesville, LA	3.0	2.0	1800	$1,400	$0.78	45d	1	0.91mi

Listing history 25 events

1. 2026-06-19
   days on market $119,000 Active 28 DOM
2. 2026-06-18
   days on market $119,000 Active 27 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   days on market $119,000 Active 26 DOM
5. 2026-06-16
   days on market $119,000 Active 25 DOM
6. 2026-06-16
   price $119,000 Active 24 DOM
7. 2026-06-15
   days on market $124,900 Active 24 DOM
8. 2026-06-14
   days on market $124,900 Active 22 DOM
9. 2026-06-12
   days on market $124,900 Active 21 DOM
10. 2026-06-09
    days on market $124,900 Active 18 DOM
11. 2026-06-08
    days on market $124,900 Active 17 DOM
12. 2026-06-07
    days on market $124,900 Active 16 DOM
13. 2026-06-07
    days on market $124,900 Active 15 DOM
14. 2026-06-04
    days on market $124,900 Active 12 DOM
15. 2026-06-02
    days on market $124,900 Active 11 DOM
16. 2026-06-01
    days on market $124,900 Active 10 DOM
17. 2026-05-31
    days on market $124,900 Active 9 DOM
18. 2026-05-31
    days on market $124,900 Active 8 DOM
19. 2026-05-22
    listed $124,900 Active
20. 2021-06-01
    soldstatus 398-char remark

    Show marketing remark (398 chars)

    Nestled among mature magnolia trees, this beautiful 3 bedroom, 1 bath, brick ranch style home is conveniently located near town. You can relax and enjoy the spacious covered backyard patio. The single garage was converted into a bonus space and not included in the living square footage. All measurements are more or less and to be confirmed by the buyer/agent. Schedule your private showing today!

21. 2021-04-12
    listed $103,000 398-char remark

    Show marketing remark (398 chars)

    Nestled among mature magnolia trees, this beautiful 3 bedroom, 1 bath, brick ranch style home is conveniently located near town. You can relax and enjoy the spacious covered backyard patio. The single garage was converted into a bonus space and not included in the living square footage. All measurements are more or less and to be confirmed by the buyer/agent. Schedule your private showing today!

22. 2015-08-19
    soldstatus $68,250
23. 2015-08-18
    soldstatus 365-char remark

    Show marketing remark (365 chars)

    Great home whether starter home or investment property. 3BR/1BA. Kitchen Dining Combo. Wood Laminate flooring in bedrooms. Carpet in Dining area and Living Room. Rear Patio and fenced backyard for children to play and animal lovers. This home is located closet to Ft Polk/s Main Gate as well as schools, shopping, restaurant's and entertainment, quite neighborhood.

24. 2015-07-02
    listed $75,000 365-char remark

    Show marketing remark (365 chars)

    Great home whether starter home or investment property. 3BR/1BA. Kitchen Dining Combo. Wood Laminate flooring in bedrooms. Carpet in Dining area and Living Room. Rear Patio and fenced backyard for children to play and animal lovers. This home is located closet to Ft Polk/s Main Gate as well as schools, shopping, restaurant's and entertainment, quite neighborhood.

25. 2012-01-23
    soldstatus $80,000

ⓘ 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: $1,067 · $89/mo
• Projected year-2 tax: $1,067 · $89/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 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: $18,137
• − Mortgage interest: −$6,666
• − Property taxes: −$1,067
• − Insurance: −$595
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$3,462
• Taxable income: $3,445
• Est. tax owed @ 24.0%: −$827
• After-tax cash flow: $4,350/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

+56.1% since first listed

7 events — show timeline

• 2026-05-22 Listed $124,900 GFPAR
• 2021-06-01 Sold (MLS) — SWLAR
• 2021-04-12 Listed $103,000 SWLAR
• 2015-08-19 Sold (Public Records) $68,250 Public Records
• 2015-08-18 Sold (MLS) — GFPAR
• 2015-07-02 Listed $75,000 GFPAR
• 2012-01-23 Sold (Public Records) $80,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,067 · -0.8% YoY. Source: county tax records.