4377 State Route 1146 · Rosepine, LA 70659

$20,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily · 15 Days on market

Built 1965 Poor condition 0.36 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Older mobile home located in the town of Rosepine. The mobile home is in need of repairs and is being sold as is.

Key facts

• 0.36 acre lot
• Built 1965
• Listed 14 days

Property features AI

Finance

• Other: Located in the Rosepine school district

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home (single-story, 1 story total); Residential property
• Exterior features: Lot roughly 105' x 148' (about 0.36 acres); Residential zoning; Directions: From Century 21 in DeRidder head north on Hwy 171, then turn east on Hwy 1146; property is on the south side of Hwy 1146.

Interior

• Bathrooms: 1 full bathroom
• Interior features: 6 total rooms; 1 full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $20k (1.5% 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: 4 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $738 of equity ($138 loan paydown + $600 appreciation (3.0% local appreciation)).
• 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,700 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 7.00% ✓
• Cap rate: 64.36%
• Cash-on-cash: 207.38%
• DSCR: 10.23
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $139,700
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6905 Evans St	0.47mi	3/1.5 (+1)	1,071 (-3%)	20mo	$136,500	$127	50
5236 Carla St	0.53mi	3/2.0 (+1)	1,260 (+14%)	13mo	$135,000	$107	31

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: —
• Equity multiple: 12.44×
• Total profit: $64,069
• Equity at exit: $8,993

10-year hold

• IRR: —
• Equity multiple: 26.31×
• Total profit: $141,728
• Equity at exit: $13,859

Cash invested: $5,600 (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 70659

• Active inventory: 4
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $968

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 26%

Sensitivity live

Price	-10% $982	-5% $975	+0% $968	+5% $961	+10% $954
Rent	-10% $857	-5% $912	+0% $968	+5% $1,023	+10% $1,078
Rate	-1.0pp $978	-0.5pp $973	base $968	+0.5pp $963	+1.0pp $957

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.64mi

Listing history 12 events

1. 2026-06-19
   days on market $20,000 Active 15 DOM
2. 2026-06-18
   days on market $20,000 Active 14 DOM
3. 2026-06-17
   days on market $20,000 Active 13 DOM
4. 2026-06-16
   days on market $20,000 Active 12 DOM
5. 2026-06-15
   days on market $20,000 Active 11 DOM
6. 2026-06-14
   days on market $20,000 Active 9 DOM
7. 2026-06-12
   days on market $20,000 Active 8 DOM
8. 2026-06-09
   days on market $20,000 Active 5 DOM
9. 2026-06-08
   days on market $20,000 Active 4 DOM
10. 2026-06-07
    days on market $20,000 Active 3 DOM
11. 2026-06-07
    remarks 113-char remark
12. 2026-06-07
    listed $20,000 Active 2 DOM

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

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 · 19 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: $16,800
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$582
• Taxable income: $12,010
• Est. tax owed @ 24.0%: −$2,882
• After-tax cash flow: $8,731/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 · 4 photos

Poor 20/100 Extensive rehab

This older mobile home requires extensive repairs and updates to improve its condition and increase its value.

Repairs flagged

• Major roof — Significant damage and possible leaks are visible.
• Major exterior siding — The siding is peeling and damaged, requiring replacement.
• Major flooring — The flooring is in poor condition and may need replacement.
• Major interior walls — The walls show signs of water damage and discoloration, requiring repair or replacement.
• Major HVAC system — The system appears old and may need replacement or repair.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its value.
• Resale exterior siding repair/replacement — A new exterior siding will improve the home's curb appeal and increase its value.
• Resale flooring replacement — New flooring will improve the home's appearance and increase its value.
• Resale interior wall repair/replacement — Repairing or replacing the interior walls will improve the home's appearance and increase its value.
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and increase its value.
• Both landscaping — A well-maintained landscape will improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and possible leaks are visible.	Major	$15,000–50,000
exterior siding · The siding is peeling and damaged, requiring replacement.	Major	$15,000–50,000
flooring · The flooring is in poor condition and may need replacement.	Major	$15,000–50,000
interior walls · The walls show signs of water damage and discoloration, requiring repair or replacement.	Major	$15,000–50,000
HVAC system · The system appears old and may need replacement or repair.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its value. ↑
• Resale exterior siding repair/replacement — A new exterior siding will improve the home's curb appeal and increase its value. ↑
• Resale flooring replacement — New flooring will improve the home's appearance and increase its value. ↑
• Resale interior wall repair/replacement — Repairing or replacing the interior walls will improve the home's appearance and increase its value. ↑
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and increase its value. ↑
• Both landscaping — A well-maintained landscape will improve the home's curb appeal and increase its 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): 1,543

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 (78%)
• Race & ethnicity: White 78% Black 12% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1% German/W. Germanic 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: —
• Current HPI: —
• 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

3 events — show timeline

• 2026-06-04 Listed $20,000 GFPAR
• 2026-04-17 Rental Removed $400 APPFOLIO
• 2026-04-07 Listed for Rent $400 APPFOLIO