192 Sharon Dr · Rosepine, LA 71446

$168,500

3 bd · 2.0 ba · 1,810 sqft · Manufactured · 176 Days on market

Built 1980 1.25 ac lot

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Rent growth +4.9/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME!! Welcome to 192 Sharon Dr.; conveniently located; STOP! take a look this 3 bedroom & 2 bath home offers a spacious living room, nice size dining area, the kitchen gives ample cabinetry & storage space for the chef in the family; a flex room that can be used as a 4th bedroom; you will also find a generously sized living room, providing ample room for entertaining or enjoying a quiet evening, extra storage space and easy access to your vehicle. Outdoors you will find a covered patio, perfect to enjoy the mornings or evenings. a storage buildings with plenty of storage; Don't hesitate call your realtor today for your showing!

Key facts

• Ample cabinetry
• Covered patio
• Storage buildings

Tags

• SPACIOUS LIVING ROOM
• NICE SIZE DINING AREA
• AMPLE CABINETRY
• FLEX ROOM
• COVERED PATIO
• STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $148k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#180 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: amenities F, commute F, employment D-.
• 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 37% 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 $1k of loan paydown is wiped out by about $5k 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 $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 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 $79k; list at $168k implies a 113% 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.08×
• Total profit: $3,591
• Equity at exit: $25,124

10-year hold

• IRR: 15.6%
• Equity multiple: 2.54×
• Total profit: $72,652
• Equity at exit: $14,569

Cash invested: $47,180 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$884
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $342

Break-even live

Break-even rent $1,301

Max offer price $168,500

Occupancy floor 75%

Sensitivity live

Price	-10% $438	-5% $390	+0% $342	+5% $294	+10% $247
Rent	-10% $205	-5% $274	+0% $342	+5% $411	+10% $479
Rate	-1.0pp $427	-0.5pp $385	base $342	+0.5pp $298	+1.0pp $254

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: $42,125
• Closing costs: $5,055
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1742 Byron Dr Deridder, LA	3.0	2.0	1500	$1,400	$0.93	44d	1	1.11mi
1595 Louisiana Ave Deridder, LA	4.0	2.0	1997	$1,795	$0.90	44d	1	1.13mi

Listing history 20 events

1. 2026-06-09
   days on market $168,500 Active 176 DOM
2. 2026-06-08
   days on market $168,500 Active 175 DOM
3. 2026-06-07
   days on market $168,500 Active 174 DOM
4. 2026-06-07
   days on market $168,500 Active 173 DOM
5. 2026-06-04
   days on market $168,500 Active 170 DOM
6. 2026-06-02
   days on market $168,500 Active 169 DOM
7. 2026-06-01
   days on market $168,500 Active 168 DOM
8. 2026-05-31
   days on market $168,500 Active 167 DOM
9. 2026-05-31
   days on market $168,500 Active 166 DOM
10. 2026-03-02
    price $168,500 652-char remark

    Show marketing remark (657 chars)

    WELCOME HOME!! Welcome to 192 Sharon Dr. ; conveniently located; STOP! take a look this 3 bedroom & 2 bath home offers a spacious living room, nice size dining area, the kitchen gives ample cabinetry & storage space for the chef in the family; a flex room that can be used as a 4th bedroom; you will also find a generously sized living room, providing ample room for entertaining or enjoying a quiet evening, extra storage space and easy access to your vehicle. Outdoors you will find a covered patio, perfect to enjoy the mornings or evenings. a storage buildings with plenty of storage; Don't hesitate call your realtor today for your showing!

11. 2026-03-02
    price $168,500 657-char remark

    Show marketing remark (657 chars)

    WELCOME HOME!! Welcome to 192 Sharon Dr. ; conveniently located; STOP! take a look this 3 bedroom & 2 bath home offers a spacious living room, nice size dining area, the kitchen gives ample cabinetry & storage space for the chef in the family; a flex room that can be used as a 4th bedroom; you will also find a generously sized living room, providing ample room for entertaining or enjoying a quiet evening, extra storage space and easy access to your vehicle. Outdoors you will find a covered patio, perfect to enjoy the mornings or evenings. a storage buildings with plenty of storage; Don't hesitate call your realtor today for your showing!

12. 2026-03-02
    price $168,500

    Show marketing remark (657 chars)

    WELCOME HOME!! Welcome to 192 Sharon Dr. ; conveniently located; STOP! take a look this 3 bedroom & 2 bath home offers a spacious living room, nice size dining area, the kitchen gives ample cabinetry & storage space for the chef in the family; a flex room that can be used as a 4th bedroom; you will also find a generously sized living room, providing ample room for entertaining or enjoying a quiet evening, extra storage space and easy access to your vehicle. Outdoors you will find a covered patio, perfect to enjoy the mornings or evenings. a storage buildings with plenty of storage; Don't hesitate call your realtor today for your showing!

13. 2026-01-12
    price $170,000 652-char remark

    Show marketing remark (657 chars)

    WELCOME HOME!! Welcome to 192 Sharon Dr. ; conveniently located; STOP! take a look this 3 bedroom & 2 bath home offers a spacious living room, nice size dining area, the kitchen gives ample cabinetry & storage space for the chef in the family; a flex room that can be used as a 4th bedroom; you will also find a generously sized living room, providing ample room for entertaining or enjoying a quiet evening, extra storage space and easy access to your vehicle. Outdoors you will find a covered patio, perfect to enjoy the mornings or evenings. a storage buildings with plenty of storage; Don't hesitate call your realtor today for your showing!

14. 2026-01-12
    price $170,000 657-char remark

    Show marketing remark (657 chars)

    WELCOME HOME!! Welcome to 192 Sharon Dr. ; conveniently located; STOP! take a look this 3 bedroom & 2 bath home offers a spacious living room, nice size dining area, the kitchen gives ample cabinetry & storage space for the chef in the family; a flex room that can be used as a 4th bedroom; you will also find a generously sized living room, providing ample room for entertaining or enjoying a quiet evening, extra storage space and easy access to your vehicle. Outdoors you will find a covered patio, perfect to enjoy the mornings or evenings. a storage buildings with plenty of storage; Don't hesitate call your realtor today for your showing!

15. 2026-01-12
    price $170,000

    Show marketing remark (657 chars)

    WELCOME HOME!! Welcome to 192 Sharon Dr. ; conveniently located; STOP! take a look this 3 bedroom & 2 bath home offers a spacious living room, nice size dining area, the kitchen gives ample cabinetry & storage space for the chef in the family; a flex room that can be used as a 4th bedroom; you will also find a generously sized living room, providing ample room for entertaining or enjoying a quiet evening, extra storage space and easy access to your vehicle. Outdoors you will find a covered patio, perfect to enjoy the mornings or evenings. a storage buildings with plenty of storage; Don't hesitate call your realtor today for your showing!

16. 2025-12-15
    listed $175,000 Active 657-char remark

    Show marketing remark (652 chars)

    WELCOME HOME!! Welcome to 192 Sharon Dr.; conveniently located; STOP! take a look this 3 bedroom & 2 bath home offers a spacious living room, nice size dining area, the kitchen gives ample cabinetry & storage space for the chef in the family; a flex room that can be used as a 4th bedroom; you will also find a generously sized living room, providing ample room for entertaining or enjoying a quiet evening, extra storage space and easy access to your vehicle. Outdoors you will find a covered patio, perfect to enjoy the mornings or evenings. a storage buildings with plenty of storage; Don't hesitate call your realtor today for your showing!

17. 2025-12-15
    listed $175,000 Active 652-char remark

    Show marketing remark (652 chars)

    WELCOME HOME!! Welcome to 192 Sharon Dr.; conveniently located; STOP! take a look this 3 bedroom & 2 bath home offers a spacious living room, nice size dining area, the kitchen gives ample cabinetry & storage space for the chef in the family; a flex room that can be used as a 4th bedroom; you will also find a generously sized living room, providing ample room for entertaining or enjoying a quiet evening, extra storage space and easy access to your vehicle. Outdoors you will find a covered patio, perfect to enjoy the mornings or evenings. a storage buildings with plenty of storage; Don't hesitate call your realtor today for your showing!

18. 2025-12-12
    listed $175,000 Active
19. 2014-12-05
    soldstatus $79,000
20. 2003-12-04
    soldstatus

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $927 · $77/mo
• Expected delta: +$43/yr (+$4/mo · 4.9%)

ⓘ 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 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,805
• − Mortgage interest: −$9,439
• − Property taxes: −$884
• − Insurance: −$842
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,902
• Taxable income: $1,409
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $3,768/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 — Rosepine

• Score: 64/100
• State rank: #180
• US rank: #14736

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosepine, 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

+113.3% since first listed

11 events — show timeline

• 2026-03-02 Price Changed $168,500 AcadianaMLS
• 2026-03-02 Price Changed $168,500 SWLAR
• 2026-03-02 Price Changed $168,500 GFPAR
• 2026-01-12 Price Changed $170,000 AcadianaMLS
• 2026-01-12 Price Changed $170,000 SWLAR
• 2026-01-12 Price Changed $170,000 GFPAR
• 2025-12-15 Listed $175,000 SWLAR
• 2025-12-15 Listed $175,000 AcadianaMLS
• 2025-12-12 Listed $175,000 GFPAR
• 2014-12-05 Sold (Public Records) $79,000 Public Records
• 2003-12-04 Sold (Public Records) — Public Records

Property tax history

+27.7%/yr

Latest (2025): $884 · +0.4% YoY. Source: county tax records.