1102 Elsie St · Vinton, LA 70668

$12,900

3 bd · 2.0 ba · 2,550 sqft · Manufactured · 294 Days on market

Built 1990 0.39 ac lot ↓ 56% since listing

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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
• Appreciation +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1990 double-wide mobile home on 0.38 acres, featuring a 3-bedroom, 2-bath floor plan. Don't miss out—schedule your showing today!

Key facts

• 0.39 acre lot
• Built 1990
• Listed 293 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $13k.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $13k).
• Recommended offer: $11k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#173 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, amenities F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• In year one you build about $380 of equity ($89 loan paydown + $291 appreciation (2.3% local appreciation)).
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($11k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $11,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 B-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. 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. 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: 11.20% ✓
• Cap rate: 104.16%
• Cash-on-cash: 349.52%
• DSCR: 16.55
• GRM: 0.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 18.69×
• Total profit: $63,891
• Equity at exit: $5,269

10-year hold

• IRR: —
• Equity multiple: 39.81×
• Total profit: $140,199
• Equity at exit: $7,729

Cash invested: $3,612 (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 70668

• Home prices YoY: 3.1%
• Active inventory: 49
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$68
• Tax est. 1.5%: −$16 /mo · $194/yr
• Insurance: −$5
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $986

Break-even live

Break-even rent $197

Max offer price $12,900

Occupancy floor 27%

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: $3,225
• Closing costs: $387
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $12,900 Active 294 DOM
2. 2026-06-18
   days on market $12,900 Active 293 DOM
3. 2026-06-17
   days on market $12,900 Active 292 DOM
4. 2026-06-16
   days on market $12,900 Active 291 DOM
5. 2026-06-15
   days on market $12,900 Active 290 DOM
6. 2026-06-14
   days on market $12,900 Active 288 DOM
7. 2026-06-13
   days on market $12,900 Active 287 DOM
8. 2026-06-10
   days on market $12,900 Active 285 DOM
9. 2026-06-09
   days on market $12,900 Active 284 DOM
10. 2026-06-08
    days on market $12,900 Active 283 DOM
11. 2026-06-07
    days on market $12,900 Active 282 DOM
12. 2026-06-05
    pricedays on market $12,900 Active 279 DOM
13. 2026-06-02
    days on market $14,900 Active 277 DOM
14. 2026-06-01
    days on market $14,900 Active 276 DOM
15. 2026-05-31
    days on market $14,900 Active 275 DOM
16. 2026-05-30
    days on market $14,900 Active 274 DOM
17. 2026-04-20
    price $19,900 135-char remark

    Show marketing remark (135 chars)

    1990 double-wide mobile home on 0.38 acres, featuring a 3-bedroom, 2-bath floor plan. Don't miss out—schedule your showing today!

18. 2026-03-16
    price $24,900 135-char remark

    Show marketing remark (135 chars)

    1990 double-wide mobile home on 0.38 acres, featuring a 3-bedroom, 2-bath floor plan. Don't miss out—schedule your showing today!

19. 2025-12-24
    price $29,900 135-char remark

    Show marketing remark (135 chars)

    1990 double-wide mobile home on 0.38 acres, featuring a 3-bedroom, 2-bath floor plan. Don't miss out—schedule your showing today!

20. 2025-11-18
    price $34,900 135-char remark

    Show marketing remark (135 chars)

    1990 double-wide mobile home on 0.38 acres, featuring a 3-bedroom, 2-bath floor plan. Don't miss out—schedule your showing today!

21. 2025-08-29
    listed $44,900 Active 135-char remark

    Show marketing remark (135 chars)

    1990 double-wide mobile home on 0.38 acres, featuring a 3-bedroom, 2-bath floor plan. Don't miss out—schedule your showing today!

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $17,335
• − Mortgage interest: −$723
• − Property taxes: −$194
• − Insurance: −$862
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$375
• Taxable income: $12,408
• Est. tax owed @ 24.0%: −$2,978
• After-tax cash flow: $8,849/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: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — Vinton

• Score: 64/100
• State rank: #173
• US rank: #14337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinton, LA
• Population (ZIP): 6,347

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Black 6% Two or more races 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 7% Portuguese 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.26%
• Current HPI: 74.8296
• 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

-55.7% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $19,900 SWLAR
• 2026-03-16 Price Changed $24,900 SWLAR
• 2025-12-24 Price Changed $29,900 SWLAR
• 2025-11-18 Price Changed $34,900 SWLAR
• 2025-08-29 Listed $44,900 SWLAR

Property tax history

-1.3%/yr

Latest (2025): $1,033 · -2.1% YoY. Source: county tax records.