Real Estate Investing in Leesville, Louisiana (71446)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 71446 (Leesville, LA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 19.4% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.9% CAGR).
What’s happening in Leesville, LA (71446)?
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Market Analysis: 71446 Leesville
Not every below-median market is a bargain. Leesville's 71446 ZIP comes in at signals that favor experienced operators who can absorb the risk $168K pricing implies.
Put differently, the numbers look inviting — $168K purchase price, 0.0% nominal cap — the work to hit that pro forma in 71446 is substantial and deserves full respect.
In the broader LA picture, 71446 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Looking more closely, 22,047 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 71446 is an operator game, not a passive one. From an investor standpoint, entry prices of $168K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Leesville:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 71446 Compare?
| Metric | 71446 | Leesville | Fort Polk South, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $168,036 | $147,807 | N/A | $207,909 |
| 5-Year CAGR | 0.9% | N/A | N/A | 0.7% |
| Avg Rent | $1,149 | $1,101 | N/A | - |
| Cap Rate | 5.3% | 5.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 71446 (Leesville, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $168,036 |
| Monthly Rent | $1,149 |
| Price-to-Rent | 12.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.2% |
| Cap Rate | 5.3% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +0.9% ▲ |
| 10-Year CAGR | +0.7% ▲ |
🏠 Rent Trends
| 1-Year | -8.7% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 71446
Population: 22,047
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 71446
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
What kind of vacancy should I budget for in Leesville, LA?
Expect elevated vacancy in Leesville, LA. Rents at $1,149/mo are absorbed by the tenant base without meaningful lag.
What is the average monthly rent in Leesville, LA?
Investors in Leesville, LA typically see rents near $1,149/mo per month against $168K home values - a solid setup for rental cash flow.
What is the average home sale price in Leesville, LA?
Leesville, LA home values average about $168K. That price point suits investors targeting rentals with $1,149/mo in monthly income.
Is LA a landlord-friendly state?
LA ranks as a landlord-friendly state for landlord-tenant law. Leesville generally follows the statewide framework, so landlords face reasonable operating rules.
Is real estate in Leesville, LA a good investment right now?
Investors tracking Leesville, LA will find a 3.0/5 rating supported by $168K median home values and $1,149/mo rents. That profile suits long-term holders targeting stable returns.
You know 71446 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 71446 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 71446 ranks in Fort Polk South, LA
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