6628 Bailey Rd · Rosepine, LA 70634

$73,900

2 bd · 1.0 ba · 791 sqft · Manufactured · 115 Days on market

Built 1950 Good condition 6,534 sqft lot $93/sqft · 8% below area Est $80k · 8% under

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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 +30.0/30.0
• ARV discount +11.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great things come in compact packages sometimes! This is NO exception! This home was recently refreshed with updated flooring, AC, light fixtures, paint, kitchen, all to provide you with a perfectly sized precious abode all centered in the HIGHLY sought after ROSEPINE school district! This would make a great STARTER HOME, RENTAL, or a perfect place to live that NO clutter lifestyle! 15 minutes from FORT POLK and 10 Mins to Deridder! You could always buy both as GREAT RENTAL PROPERTY, 6616 Bailey Rd. and 6628 Bailey rd!!

Key facts

• 10 mins to deridder
• Updated flooring
• 6,534 sq ft lot

Tags

• UPDATED FLOORING
• ROSEPINE SCHOOL DISTRICT
• 15 MINUTES FROM FORT POLK
• 10 MINS TO DERIDDER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $74k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $67k (9.0% 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+, 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; 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 $511 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,249 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.30%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $80,181
• List price: $73,900
• Delta: -7.83%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.3%
• Equity multiple: 1.29×
• Total profit: $5,944
• Equity at exit: $11,019

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $28,291
• Equity at exit: $6,390

Cash invested: $20,692 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,108/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $281

Break-even live

Break-even rent $646

Max offer price $73,900

Occupancy floor 67%

Sensitivity live

Price	-10% $332	-5% $307	+0% $281	+5% $256	+10% $230
Rent	-10% $202	-5% $242	+0% $281	+5% $321	+10% $360
Rate	-1.0pp $318	-0.5pp $300	base $281	+0.5pp $262	+1.0pp $242

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: $18,475
• Closing costs: $2,217
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $73,900 Active 115 DOM
2. 2026-06-18
   days on market $73,900 Active 114 DOM
3. 2026-06-17
   days on market $73,900 Active 113 DOM
4. 2026-06-16
   days on market $73,900 Active 112 DOM
5. 2026-06-15
   days on market $73,900 Active 111 DOM
6. 2026-06-14
   days on market $73,900 Active 109 DOM
7. 2026-06-12
   pricedays on market $73,900 Active 108 DOM
8. 2026-06-09
   days on market $75,900 Active 105 DOM
9. 2026-06-08
   days on market $75,900 Active 104 DOM
10. 2026-06-07
    days on market $75,900 Active 103 DOM
11. 2026-06-07
    days on market $75,900 Active 102 DOM
12. 2026-06-04
    days on market $75,900 Active 99 DOM
13. 2026-06-02
    days on market $75,900 Active 98 DOM
14. 2026-06-01
    days on market $75,900 Active 97 DOM
15. 2026-05-31
    days on market $75,900 Active 96 DOM
16. 2026-05-31
    days on market $75,900 Active 95 DOM
17. 2025-11-03
    price $75,900 525-char remark

    Show marketing remark (525 chars)

    Great things come in compact packages sometimes! This is NO exception! This home was recently refreshed with updated flooring, AC, light fixtures, paint, kitchen, all to provide you with a perfectly sized precious abode all centered in the HIGHLY sought after ROSEPINE school district! This would make a great STARTER HOME, RENTAL, or a perfect place to live that NO clutter lifestyle! 15 minutes from FORT POLK and 10 Mins to Deridder! You could always buy both as GREAT RENTAL PROPERTY, 6616 Bailey Rd. and 6628 Bailey rd!!

18. 2025-11-03
    price $75,900 525-char remark

    Show marketing remark (525 chars)

    Great things come in compact packages sometimes! This is NO exception! This home was recently refreshed with updated flooring, AC, light fixtures, paint, kitchen, all to provide you with a perfectly sized precious abode all centered in the HIGHLY sought after ROSEPINE school district! This would make a great STARTER HOME, RENTAL, or a perfect place to live that NO clutter lifestyle! 15 minutes from FORT POLK and 10 Mins to Deridder! You could always buy both as GREAT RENTAL PROPERTY, 6616 Bailey Rd. and 6628 Bailey rd!!

19. 2025-10-20
    price $81,900 525-char remark

    Show marketing remark (525 chars)

    Great things come in compact packages sometimes! This is NO exception! This home was recently refreshed with updated flooring, AC, light fixtures, paint, kitchen, all to provide you with a perfectly sized precious abode all centered in the HIGHLY sought after ROSEPINE school district! This would make a great STARTER HOME, RENTAL, or a perfect place to live that NO clutter lifestyle! 15 minutes from FORT POLK and 10 Mins to Deridder! You could always buy both as GREAT RENTAL PROPERTY, 6616 Bailey Rd. and 6628 Bailey rd!!

20. 2025-10-20
    price $81,900 525-char remark

    Show marketing remark (525 chars)

    Great things come in compact packages sometimes! This is NO exception! This home was recently refreshed with updated flooring, AC, light fixtures, paint, kitchen, all to provide you with a perfectly sized precious abode all centered in the HIGHLY sought after ROSEPINE school district! This would make a great STARTER HOME, RENTAL, or a perfect place to live that NO clutter lifestyle! 15 minutes from FORT POLK and 10 Mins to Deridder! You could always buy both as GREAT RENTAL PROPERTY, 6616 Bailey Rd. and 6628 Bailey rd!!

21. 2025-09-03
    price $84,900 525-char remark

    Show marketing remark (525 chars)

    Great things come in compact packages sometimes! This is NO exception! This home was recently refreshed with updated flooring, AC, light fixtures, paint, kitchen, all to provide you with a perfectly sized precious abode all centered in the HIGHLY sought after ROSEPINE school district! This would make a great STARTER HOME, RENTAL, or a perfect place to live that NO clutter lifestyle! 15 minutes from FORT POLK and 10 Mins to Deridder! You could always buy both as GREAT RENTAL PROPERTY, 6616 Bailey Rd. and 6628 Bailey rd!!

22. 2025-09-03
    price $84,900 525-char remark

    Show marketing remark (525 chars)

    Great things come in compact packages sometimes! This is NO exception! This home was recently refreshed with updated flooring, AC, light fixtures, paint, kitchen, all to provide you with a perfectly sized precious abode all centered in the HIGHLY sought after ROSEPINE school district! This would make a great STARTER HOME, RENTAL, or a perfect place to live that NO clutter lifestyle! 15 minutes from FORT POLK and 10 Mins to Deridder! You could always buy both as GREAT RENTAL PROPERTY, 6616 Bailey Rd. and 6628 Bailey rd!!

23. 2025-07-21
    listed $89,900 Active 525-char remark

    Show marketing remark (525 chars)

    Great things come in compact packages sometimes! This is NO exception! This home was recently refreshed with updated flooring, AC, light fixtures, paint, kitchen, all to provide you with a perfectly sized precious abode all centered in the HIGHLY sought after ROSEPINE school district! This would make a great STARTER HOME, RENTAL, or a perfect place to live that NO clutter lifestyle! 15 minutes from FORT POLK and 10 Mins to Deridder! You could always buy both as GREAT RENTAL PROPERTY, 6616 Bailey Rd. and 6628 Bailey rd!!

24. 2025-07-18
    listed $89,900 Active 525-char remark

    Show marketing remark (525 chars)

    Great things come in compact packages sometimes! This is NO exception! This home was recently refreshed with updated flooring, AC, light fixtures, paint, kitchen, all to provide you with a perfectly sized precious abode all centered in the HIGHLY sought after ROSEPINE school district! This would make a great STARTER HOME, RENTAL, or a perfect place to live that NO clutter lifestyle! 15 minutes from FORT POLK and 10 Mins to Deridder! You could always buy both as GREAT RENTAL PROPERTY, 6616 Bailey Rd. and 6628 Bailey rd!!

25. 2025-07-17
    listed $75,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,027
• − Mortgage interest: −$4,140
• − Property taxes: −$1,108
• − Insurance: −$370
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,150
• Taxable income: $2,336
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $2,813/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This home is in good condition with recent updates, making it a great starter home or rental property. It has a good curb appeal and is located in a highly sought-after school district.

Repairs flagged

• Minor Landscaping — Some areas of the landscaping could benefit from trimming and additional greenery.

Value-add opportunities

• Resale Painting the exterior — Painting the exterior can enhance the curb appeal and make the home look more inviting to potential buyers.
• Rental Landscaping improvements — Improving the landscaping can make the home more attractive to renters and increase its rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas of the landscaping could benefit from trimming and additional greenery.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Painting the exterior — Painting the exterior can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Rental Landscaping improvements — Improving the landscaping can make the home more attractive to renters and increase its rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

9 events — show timeline

• 2025-11-03 Price Changed $75,900 SWLAR
• 2025-11-03 Price Changed $75,900 GFPAR
• 2025-10-20 Price Changed $81,900 SWLAR
• 2025-10-20 Price Changed $81,900 GFPAR
• 2025-09-03 Price Changed $84,900 GFPAR
• 2025-09-03 Price Changed $84,900 SWLAR
• 2025-07-21 Listed $89,900 SWLAR
• 2025-07-18 Listed $89,900 GFPAR
• 2025-07-17 Listed $75,900 AcadianaMLS