156 Rosa Lee Ln · New Llano, LA 71446

$60,000

2 bd · 2.0 ba · 1,280 sqft · Manufactured · 115 Days on market

Built 1985 1.00 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

TIRED OF PAYING RENT? Now's the time to get this SUPER AFFORDABLE home tucked back on Rosa Lea Lane in the Pickering area! This home has TWO spacious bedrooms and TWO baths! It would make it a GREAT investment property having had stayed occupied for the last several years with minimal vacancy OR it would make a GREAT home!

Key facts

• Enclosed back porch
• Custom cabinets
• Claw foot bathtub

Tags

• ORIGINAL WOOD FLOORING
• TWO LIVING AREAS
• CLAW FOOT BATHTUB
• GRANITE COUNTERTOPS
• CUSTOM CABINETS
• ENCLOSED BACK PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#190 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• 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; 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 $415 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 + 8.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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.

Recommended offer $54,600 (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. 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.03% ✓
• Cap rate: 18.45%
• Cash-on-cash: 43.42%
• DSCR: 2.93
• GRM: 4.1

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: 45.5%
• Equity multiple: 3.11×
• Total profit: $35,394
• Equity at exit: $8,946

10-year hold

• IRR: 53.4%
• Equity multiple: 7.54×
• Total profit: $109,828
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$13 /mo · $155/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $608

Break-even live

Break-even rent $446

Max offer price $60,000

Occupancy floor 45%

Sensitivity live

Price	-10% $642	-5% $625	+0% $608	+5% $591	+10% $574
Rent	-10% $512	-5% $560	+0% $608	+5% $656	+10% $704
Rate	-1.0pp $638	-0.5pp $623	base $608	+0.5pp $592	+1.0pp $576

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $60,000 Active 115 DOM
2. 2026-06-18
   days on market $60,000 Active 114 DOM
3. 2026-06-17
   days on market $60,000 Active 113 DOM
4. 2026-06-16
   days on market $60,000 Active 112 DOM
5. 2026-06-15
   days on market $60,000 Active 111 DOM
6. 2026-06-14
   days on market $60,000 Active 109 DOM
7. 2026-06-12
   days on market $60,000 Active 108 DOM
8. 2026-06-09
   days on market $60,000 Active 105 DOM
9. 2026-06-08
   days on market $60,000 Active 104 DOM
10. 2026-06-07
    days on market $60,000 Active 103 DOM
11. 2026-06-07
    days on market $60,000 Active 102 DOM
12. 2026-06-04
    days on market $60,000 Active 99 DOM
13. 2026-06-02
    days on market $60,000 Active 98 DOM
14. 2026-06-01
    days on market $60,000 Active 97 DOM
15. 2026-05-31
    days on market $60,000 Active 96 DOM
16. 2026-05-31
    days on market $60,000 Active 95 DOM
17. 2025-07-25
    price $60,000 324-char remark

    Show marketing remark (324 chars)

    TIRED OF PAYING RENT? Now's the time to get this SUPER AFFORDABLE home tucked back on Rosa Lea Lane in the Pickering area! This home has TWO spacious bedrooms and TWO baths! It would make it a GREAT investment property having had stayed occupied for the last several years with minimal vacancy OR it would make a GREAT home!

18. 2025-04-09
    historical $600
19. 2025-03-03
    listed $60,000 Active 252-char remark

    Show marketing remark (252 chars)

    TIRED OF PAYING RENT? Now's the time to get this SUPER AFFORDABLE home tucked back on Rosa Lea Lane in the Pickering area! This home has TWO spacious bedrooms and TWO baths! It would make it a GREAT investment property OR it would make an AWESOME home!

20. 2024-10-16
    listed $600
21. 2024-10-08
    price $64,900 324-char remark

    Show marketing remark (324 chars)

    TIRED OF PAYING RENT? Now's the time to get this SUPER AFFORDABLE home tucked back on Rosa Lea Lane in the Pickering area! This home has TWO spacious bedrooms and TWO baths! It would make it a GREAT investment property having had stayed occupied for the last several years with minimal vacancy OR it would make a GREAT home!

22. 2024-07-17
    historical
23. 2024-07-16
    listed $69,900 Active 324-char remark

    Show marketing remark (324 chars)

    TIRED OF PAYING RENT? Now's the time to get this SUPER AFFORDABLE home tucked back on Rosa Lea Lane in the Pickering area! This home has TWO spacious bedrooms and TWO baths! It would make it a GREAT investment property having had stayed occupied for the last several years with minimal vacancy OR it would make a GREAT home!

24. 2024-07-15
    listed $60,000 Active
25. 2024-05-07
    listed
26. 2023-05-22
    historical

ⓘ 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: $155 · $13/mo
• Projected year-2 tax: $330 · $28/mo
• Expected delta: +$175/yr (+$15/mo · 113.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,588
• − Mortgage interest: −$3,361
• − Property taxes: −$155
• − Insurance: −$300
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$1,745
• Taxable income: $6,693
• Est. tax owed @ 24.0%: −$1,606
• After-tax cash flow: $5,688/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 — New Llano

• Score: 63/100
• State rank: #190
• US rank: #15143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Vernon Parish · 21,275 people
• 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

+0.0% since first listed

10 events — show timeline

• 2025-07-25 Price Changed $60,000 GFPAR
• 2025-04-09 Rental Removed $600 BUILDIUM
• 2025-03-03 Listed $60,000 SWLAR
• 2024-10-16 Listed for Rent $600 BUILDIUM
• 2024-10-08 Price Changed $64,900 GFPAR
• 2024-07-17 Rental Removed — BUILDIUM
• 2024-07-16 Listed $69,900 GFPAR
• 2024-07-15 Listed $60,000 AcadianaMLS
• 2024-05-07 Listed for Rent — BUILDIUM
• 2023-05-22 Rental Removed — BUILDIUM

Property tax history

+17.2%/yr

Latest (2025): $155 · -5.9% YoY. Source: county tax records.