6106 Fagan · Rosepine, LA 70634

$211,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 124 Days on market

Built 2006 0.37 ac lot $141/sqft · 17% below area Est $256k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REASONABLY PRICE, GREAT LOCATION, MOVE-IN READY !6106 Fagan Circle is located in the desirable Rosepine school district. This affordably priced home has 3 bedrooms and 2 full bathrooms, nice living room, kitchen/dining combo and a spacious laundry room. Step outside and enjoy the large covered, completely screened-in back patio. Backed up to a tree line, you're sure to enjoy relaxing, entertaining or creating your own retreat. This home has the perfect blend of location, functionality, charm and value. Don't miss this opportunity - schedule your showing today and see why 6106 Fagan Circle could be your next home.

Key facts

• 0.37 acre lot
• Built 2006
• Listed 123 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (24.4% below list).
• Recommended offer: $160k (24.4% below list) — sets the bar for 1% rule.

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+, crime 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.
• Zoned schools: Rosepine Elementary School (math 25% / reading 50%, grade F, #247 of 646 statewide, top 39%, 830 students, 55% FRL); Vernon Middle School (math 30% / reading 41%, grade F, #91 of 218 statewide, top 42%, 477 students, 60% FRL); Leesville High School (math 32% / reading 54%, grade F, #66 of 265 statewide, top 25%, 884 students, 47% FRL).
• Market conditions: 243 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask is 12312% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $159,571 (24.4% 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 124 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 11.0

CMA / ARV

• ARV (median comp): $255,667
• List price: $211,000
• Delta: -17.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1625 S Louisiana Ave	0.43mi	3/2.0	1,529 (+2%)	13mo	$182,500	$119	66
6107 Fagan Cir	0.03mi	3/2.0	1,700 (+13%)	18mo	$212,000	$125	61
1968 Byron St	0.58mi	3/2.0	1,450 (-3%)	11mo	$156,000	$108	58
1969 Charlotte St	0.46mi	3/2.0	1,621 (+8%)	21mo	$182,500	$113	48
1668 Donna Dr	0.49mi	3/2.0	1,678 (+12%)	23mo	$176,000	$105	38
1524 Maple St	0.54mi	3/2.0	1,300 (-13%)	19mo	$118,000	$91	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.27×
• Total profit: $-42,907
• Equity at exit: $31,461

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-48,622
• Equity at exit: $18,243

Cash invested: $59,080 (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 70634

• Home prices YoY: -30.6%
• Active inventory: 243
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$1,107
• Tax from tax record: −$203 /mo · $2,434/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-137

Break-even live

Break-even rent $1,769

Max offer price $186,863

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-77	+0% $-137	+5% $-196	+10% $-256
Rent	-10% $-263	-5% $-200	+0% $-137	+5% $-74	+10% $-11
Rate	-1.0pp $-30	-0.5pp $-83	base $-137	+0.5pp $-191	+1.0pp $-247

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1595 Louisiana Ave Deridder, LA	4.0	2.0	1997	$1,795	$0.90	45d	1	0.46mi
1742 Byron Dr Deridder, LA	3.0	2.0	1500	$1,400	$0.93	45d	1	0.60mi

Listing history 28 events

1. 2026-06-22
   days on market $211,000 Active 124 DOM
2. 2026-06-19
   days on market $211,000 Active 121 DOM
3. 2026-06-18
   days on market $211,000 Active 120 DOM
4. 2026-06-17
   days on market $211,000 Active 119 DOM
5. 2026-06-16
   days on market $211,000 Active 118 DOM
6. 2026-06-15
   days on market $211,000 Active 117 DOM
7. 2026-06-14
   days on market $211,000 Active 115 DOM
8. 2026-06-12
   days on market $211,000 Active 114 DOM
9. 2026-06-09
   days on market $211,000 Active 111 DOM
10. 2026-06-08
    days on market $211,000 Active 110 DOM
11. 2026-06-07
    days on market $211,000 Active 109 DOM
12. 2026-06-07
    days on market $211,000 Active 108 DOM
13. 2026-06-04
    days on market $211,000 Active 105 DOM
14. 2026-06-02
    days on market $211,000 Active 104 DOM
15. 2026-06-01
    days on market $211,000 Active 103 DOM
16. 2026-05-31
    days on market $211,000 Active 102 DOM
17. 2026-05-31
    days on market $211,000 Active 101 DOM
18. 2026-05-13
    listed $1,700
19. 2026-05-05
    price $211,000 621-char remark

    Show marketing remark (621 chars)

    REASONABLY PRICE, GREAT LOCATION, MOVE-IN READY !6106 Fagan Circle is located in the desirable Rosepine school district. This affordably priced home has 3 bedrooms and 2 full bathrooms, nice living room, kitchen/dining combo and a spacious laundry room. Step outside and enjoy the large covered, completely screened-in back patio. Backed up to a tree line, you're sure to enjoy relaxing, entertaining or creating your own retreat. This home has the perfect blend of location, functionality, charm and value. Don't miss this opportunity - schedule your showing today and see why 6106 Fagan Circle could be your next home.

20. 2026-02-18
    listed $212,000 Active 621-char remark

    Show marketing remark (621 chars)

    REASONABLY PRICE, GREAT LOCATION, MOVE-IN READY !6106 Fagan Circle is located in the desirable Rosepine school district. This affordably priced home has 3 bedrooms and 2 full bathrooms, nice living room, kitchen/dining combo and a spacious laundry room. Step outside and enjoy the large covered, completely screened-in back patio. Backed up to a tree line, you're sure to enjoy relaxing, entertaining or creating your own retreat. This home has the perfect blend of location, functionality, charm and value. Don't miss this opportunity - schedule your showing today and see why 6106 Fagan Circle could be your next home.

21. 2025-06-02
    soldstatus $197,000
22. 2025-05-30
    soldstatus Closed 688-char remark

    Show marketing remark (688 chars)

    Wonderful Home in Rosepine School District - Convenient to Fort Johnson!Discover charming living in this 3-bedroom, 2-bathroom home, perfectly situated within the highly sought-after Rosepine School District. Just a short commute to Fort Johnson, DeRidder, and Leesville, making it ideal for those working in the surrounding areas. A wonderful screened-in back porch, perfect for relaxing and enjoying the outdoors, bug free. This home is perfect for those seeking a tranquil retreat with easy access to essential amenities and employment opportunities. Don't miss out on this fantastic opportunity to live in a desirable location!Call or message me TODAY and schedule your private tour!!

23. 2025-04-12
    historical 688-char remark

    Show marketing remark (688 chars)

    Wonderful Home in Rosepine School District - Convenient to Fort Johnson!Discover charming living in this 3-bedroom, 2-bathroom home, perfectly situated within the highly sought-after Rosepine School District. Just a short commute to Fort Johnson, DeRidder, and Leesville, making it ideal for those working in the surrounding areas. A wonderful screened-in back porch, perfect for relaxing and enjoying the outdoors, bug free. This home is perfect for those seeking a tranquil retreat with easy access to essential amenities and employment opportunities. Don't miss out on this fantastic opportunity to live in a desirable location!Call or message me TODAY and schedule your private tour!!

24. 2025-04-03
    listed $210,000 Active 688-char remark

    Show marketing remark (688 chars)

    Wonderful Home in Rosepine School District - Convenient to Fort Johnson!Discover charming living in this 3-bedroom, 2-bathroom home, perfectly situated within the highly sought-after Rosepine School District. Just a short commute to Fort Johnson, DeRidder, and Leesville, making it ideal for those working in the surrounding areas. A wonderful screened-in back porch, perfect for relaxing and enjoying the outdoors, bug free. This home is perfect for those seeking a tranquil retreat with easy access to essential amenities and employment opportunities. Don't miss out on this fantastic opportunity to live in a desirable location!Call or message me TODAY and schedule your private tour!!

25. 2022-08-09
    soldstatus
26. 2021-01-21
    soldstatus $158,000
27. 2020-12-07
    listed $162,000
28. 2009-01-09
    soldstatus $145,000

ⓘ 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: $2,434 · $203/mo
• Projected year-2 tax: $2,434 · $203/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 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: $19,149
• − Mortgage interest: −$11,819
• − Property taxes: −$2,434
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$6,138
• Taxable loss: −$5,362
• Est. tax savings @ 24.0%: +$1,287
• After-tax cash flow: $-353/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
• City population: 1,543
• Population (ZIP): 25,038

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 14% Two or more races 9% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 6% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -57.61%
• Current HPI: 130.4445
• 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

-98.8% since first listed

11 events — show timeline

• 2026-05-13 Listed for Rent $1,700 APPFOLIO
• 2026-05-05 Price Changed $211,000 GFPAR
• 2026-02-18 Listed $212,000 GFPAR
• 2025-06-02 Sold (Public Records) $197,000 Public Records
• 2025-05-30 Sold (MLS) — GFPAR
• 2025-04-12 Delisted — GFPAR
• 2025-04-03 Listed $210,000 GFPAR
• 2022-08-09 Sold (MLS) — GFPAR
• 2021-01-21 Sold (Public Records) $158,000 Public Records
• 2020-12-07 Listed $162,000 GFPAR
• 2009-01-09 Sold (Public Records) $145,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,434 · +0.4% YoY. Source: county tax records.