117 W Tyler Ln W · Rosepine, LA 71446

$241,000

4 bd · 2.0 ba · 1,948 sqft · SingleFamily · 74 Days on market

Built 2011 0.46 ac lot $124/sqft · 14% below area Est $280k · 14% 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 +13.8/15.0
• Cash flow +11.1/30.0
• Rent growth +4.9/5.0
• Schools +3.6/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming brick home features a 4-bedroom, 2-bath layout on nearly half an acre in Rosepine. Don’t miss the chance to see it—schedule your showing today!

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 2011

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $241k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (20.5% below list).
• Recommended offer: $192k (20.5% 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: 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 41% 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 $2k of loan paydown is wiped out by about $7k 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 74 days — a 6% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,599 (20.5% 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 74 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 10.5

CMA / ARV

• ARV (median comp): $279,915
• List price: $241,000
• Delta: -13.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Woodland Pkwy	0.10mi	4/2.0	2,012 (+3%)	4mo	$285,000	$142	86
115 W Tyler Lane (rosepine)	0.03mi	4/2.0	1,969 (+1%)	23mo	$270,000	$137	78
106 W Tyler Ln	0.15mi	3/2.0 (-1)	1,911 (-2%)	21mo	$275,000	$144	68
504 Woodland Pkwy	0.18mi	3/2.0 (-1)	1,713 (-12%)	4mo	$260,000	$152	63
247 Joyce	0.19mi	3/2.0 (-1)	1,785 (-8%)	12mo	$135,000	$76	62
513 Woodland Pkwy	0.08mi	4/2.0	2,178 (+12%)	21mo	$289,000	$133	59
245 Ambler Rd	0.64mi	3/2.0 (-1)	2,175 (+12%)	1mo	$235,000	$108	45
203 Sugar Ln	0.56mi	3/2.0 (-1)	1,799 (-8%)	19mo	$243,000	$135	40
104 Sugar Ln	0.69mi	3/2.0 (-1)	1,799 (-8%)	24mo	$269,900	$150	30

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: -17.3%
• Equity multiple: 0.36×
• Total profit: $-43,115
• Equity at exit: $35,934

10-year hold

• IRR: -1.7%
• Equity multiple: 0.86×
• Total profit: $-9,525
• Equity at exit: $20,837

Cash invested: $67,480 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,916 medium
• Mortgage (P&I): −$1,264
• Tax from tax record: −$248 /mo · $2,977/yr
• Insurance: −$100
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-224

Break-even live

Break-even rent $2,199

Max offer price $201,444

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-156	+0% $-224	+5% $-292	+10% $-360
Rent	-10% $-375	-5% $-300	+0% $-224	+5% $-148	+10% $-73
Rate	-1.0pp $-103	-0.5pp $-163	base $-224	+0.5pp $-286	+1.0pp $-350

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: $60,250
• Closing costs: $7,230
• 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	45d	1	0.95mi
1595 Louisiana Ave Deridder, LA	4.0	2.0	1997	$1,795	$0.90	45d	1	0.96mi

Listing history 21 events

1. 2026-06-19
   days on market $241,000 Active 74 DOM
2. 2026-06-18
   days on market $241,000 Active 73 DOM
3. 2026-06-17
   days on market $241,000 Active 72 DOM
4. 2026-06-16
   days on market $241,000 Active 71 DOM
5. 2026-06-15
   days on market $241,000 Active 70 DOM
6. 2026-06-14
   days on market $241,000 Active 68 DOM
7. 2026-06-12
   days on market $241,000 Active 67 DOM
8. 2026-06-09
   pricedays on market $241,000 Active 64 DOM
9. 2026-06-08
   days on market $253,000 Active 63 DOM
10. 2026-06-07
    days on market $253,000 Active 62 DOM
11. 2026-06-07
    days on market $253,000 Active 61 DOM
12. 2026-06-04
    days on market $253,000 Active 58 DOM
13. 2026-06-02
    days on market $253,000 Active 57 DOM
14. 2026-06-01
    days on market $253,000 Active 56 DOM
15. 2026-05-31
    days on market $253,000 Active 55 DOM
16. 2026-05-31
    days on market $253,000 Active 54 DOM
17. 2026-05-11
    price $253,000 169-char remark

    Show marketing remark (169 chars)

    This charming brick home features a 4-bedroom, 2-bath layout on nearly half an acre in Rosepine. Don’t miss the chance to see it—schedule your showing today!

18. 2026-04-06
    listed $266,000 Active 169-char remark

    Show marketing remark (169 chars)

    This charming brick home features a 4-bedroom, 2-bath layout on nearly half an acre in Rosepine. Don’t miss the chance to see it—schedule your showing today!

19. 2024-07-10
    listed $295,000 Active
20. 2021-09-30
    soldstatus $255,000
21. 2009-08-14
    soldstatus $200,000

ⓘ 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: $2,977 · $248/mo
• Projected year-2 tax: $2,977 · $248/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 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: $22,992
• − Mortgage interest: −$13,500
• − Property taxes: −$2,977
• − Insurance: −$2,708
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$7,011
• Taxable loss: −$6,882
• Est. tax savings @ 24.0%: +$1,652
• After-tax cash flow: $-1,035/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: 1,543
• 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

+26.5% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $253,000 SWLAR
• 2026-04-06 Listed $266,000 SWLAR
• 2024-07-10 Listed $295,000 GFPAR
• 2021-09-30 Sold (Public Records) $255,000 Public Records
• 2009-08-14 Sold (Public Records) $200,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,977 · +0.4% YoY. Source: county tax records.