268 Goldonna Rd · Goldonna, LA 71031

$34,900

4 bd · 2.5 ba · 1,904 sqft · SingleFamily · 240 Days on market

Built 1978 1.02 ac lot $18/sqft · 36% below area Est $55k · 36% under ↓ 53% since listing

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CHARMING FIXER-UPPER ON 1 ACRE JUST OUTSIDE WINNFIELD - PRICED TO SELL! LOCATED ON THE OUTSKIRTS OF WINNFIELD IN THE PEACEFUL COMMUNITY OF GOLDONNA, THIS SPACIOUS 4-BEDROOM, 2.5-BATH HOME IS A MUST-SEE FOR ANYONE SEEKING A PROPERTY WITH GREAT POTENTIAL. SITUATED ON A LARGE 1.00-ACRE LOT, THE EXTERIOR FEATURES A PRIVACY FENCE, A BACKYARD STORAGE SHED/WORKSHOP, AND AMPLE SPACE FOR OUTDOOR LIVING. INSIDE, YOU'LL FIND AN OPEN-CONCEPT FLOOR PLAN, A GENEROUSLY SIZED LIVING ROOM WITH A FIREPLACE, AND AMPLE SPACE FOR FAMILY OR ENTERTAINING. WHILE THE HOME DOES NEED RENOVATION, IT OFFERS A SOLID FOUNDATION TO CREATE YOUR DREAM HOME. BONUS FEATURES INCLUDE AN UPGRADED ELECTRICAL PANEL, GIVING YOU A HEAD START ON UPDATES. THIS IS A GREAT OPPORTUNITY TO INVEST IN A PROPERTY WITH ROOM TO GROW -- DON'T MISS OUT!

Key facts

• Privacy fence
• 1 acre
• 1.02 acre lot

Tags

• 1 ACRE
• PRIVACY FENCE
• BACKYARD STORAGE SHED
• UPGRADED ELECTRICAL PANEL

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#375 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime F.
• Natchitoches Parish (town): math 29% / reading 36% proficiency, ranked #41 of 98 in LA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 95 units permitted in Natchitoches Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($241 loan paydown + $1k appreciation (3.0% local appreciation)).
• Natchitoches County population projected at -12% 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.72% ✓
• Cap rate: 33.18%
• Cash-on-cash: 96.03%
• DSCR: 5.27
• GRM: 2.2

CMA / ARV

• ARV (median comp): $54,921
• List price: $34,900
• Delta: -36.45%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.53×
• Total profit: $54,034
• Equity at exit: $15,693

10-year hold

• IRR: 99.8%
• Equity multiple: 13.54×
• Total profit: $122,584
• Equity at exit: $24,184

Cash invested: $9,772 (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 71031

• Active inventory: 8
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $782

Break-even live

Break-even rent $308

Max offer price $34,900

Occupancy floor 35%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $34,900 Active 240 DOM
2. 2026-06-18
   days on market $34,900 Active 239 DOM
3. 2026-06-17
   days on market $34,900 Active 238 DOM
4. 2026-06-16
   days on market $34,900 Active 237 DOM
5. 2026-06-15
   days on market $34,900 Active 236 DOM
6. 2026-06-14
   days on market $34,900 Active 234 DOM
7. 2026-06-12
   days on market $34,900 Active 233 DOM
8. 2026-06-09
   days on market $34,900 Active 230 DOM
9. 2026-06-08
   days on market $34,900 Active 229 DOM
10. 2026-06-07
    days on market $34,900 Active 228 DOM
11. 2026-06-07
    days on market $34,900 Active 227 DOM
12. 2026-06-04
    days on market $34,900 Active 224 DOM
13. 2026-06-02
    days on market $34,900 Active 223 DOM
14. 2026-06-01
    days on market $34,900 Active 222 DOM
15. 2026-05-31
    days on market $34,900 Active 221 DOM
16. 2026-05-31
    days on market $34,900 Active 220 DOM
17. 2025-10-21
    listed $34,900 Active 809-char remark

    Show marketing remark (809 chars)

    CHARMING FIXER-UPPER ON 1 ACRE JUST OUTSIDE WINNFIELD - PRICED TO SELL! LOCATED ON THE OUTSKIRTS OF WINNFIELD IN THE PEACEFUL COMMUNITY OF GOLDONNA, THIS SPACIOUS 4-BEDROOM, 2.5-BATH HOME IS A MUST-SEE FOR ANYONE SEEKING A PROPERTY WITH GREAT POTENTIAL. SITUATED ON A LARGE 1.00-ACRE LOT, THE EXTERIOR FEATURES A PRIVACY FENCE, A BACKYARD STORAGE SHED/WORKSHOP, AND AMPLE SPACE FOR OUTDOOR LIVING. INSIDE, YOU'LL FIND AN OPEN-CONCEPT FLOOR PLAN, A GENEROUSLY SIZED LIVING ROOM WITH A FIREPLACE, AND AMPLE SPACE FOR FAMILY OR ENTERTAINING. WHILE THE HOME DOES NEED RENOVATION, IT OFFERS A SOLID FOUNDATION TO CREATE YOUR DREAM HOME. BONUS FEATURES INCLUDE AN UPGRADED ELECTRICAL PANEL, GIVING YOU A HEAD START ON UPDATES. THIS IS A GREAT OPPORTUNITY TO INVEST IN A PROPERTY WITH ROOM TO GROW -- DON'T MISS OUT!

18. 2023-12-21
    listed $29,900
19. 2008-07-23
    soldstatus $66,880
20. 2007-11-09
    listed $73,500

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $552 · $46/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,579
• − Mortgage interest: −$1,955
• − Property taxes: −$552
• − Insurance: −$174
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$1,015
• Taxable income: $9,389
• Est. tax owed @ 24.0%: −$2,253
• After-tax cash flow: $7,131/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: Natchitoches Parish
• NCES district ID: 2201140
• Math proficiency: 29% ▼ -27.00%
• Reading proficiency: 36% ▼ -27.00%
• Median HH income: $30,204
• Composite: 26.36/100
• National rank: #7235
• State rank: #41 of 98 in LA

Livability — Goldonna

• Score: 55/100
• State rank: #375
• US rank: #23681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goldonna, LA
• City population: 736
• Population (ZIP): 736

Population outlook (Natchitoches County) Hauer SSP2

• Today (2025): 38,130 people
• By 2030: 37,412 · -1.9%
• By 2040: 35,550 · -6.8%
• By 2050: 33,580 · -11.9%
• By 2075: 29,268 · -23.2%
• By 2100: 23,909 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Asian 3% Two or more races 1%
• Common ancestry: Serbian 1%
• Foreign-born: 5%
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 1%

Political lean MEDSL · Natchitoches

• 2024 margin: Strong R (+22.4) · D 38.2% · R 60.5% · Other 1.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -7.3pp · 2024: -22.4pp
• All cycles: 2024: R+22.4 2020: R+14.9 2016: R+11.0 2012: R+6.6 2008: R+7.3

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

-52.5% since first listed

4 events — show timeline

• 2025-10-21 Listed $34,900 AcadianaMLS
• 2023-12-21 Listed $29,900 AcadianaMLS
• 2008-07-23 Sold (Public Records) $66,880 Public Records
• 2007-11-09 Listed $73,500 AcadianaMLS

Property tax history

-2.4%/yr

Latest (2025): $552 · -26.4% YoY. Source: county tax records.