2588 Delta Downs Dr · Vinton, LA 70668

$235,000

3 bd · 2.0 ba · 2,554 sqft · SingleFamily · 304 Days on market

Built 1956 3.00 ac lot $92/sqft · 25% below area Est $314k · 25% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Appreciation +6.1/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

Welcome Home to peaceful country living on 3 beautiful Acres. A Charming two-story home with plenty of natural light, given the many widows. With three bedrooms and two bathrooms, especially with one bedroom conveniently located on the main floor. The living room's fireplace adds a cozy touch, perfect for gatherings. The combination of hardwood and ceramic flooring downstairs provides durability, while the carpet upstairs adds comfort. The front porch likely offers a lovely view and peaceful outdoor space. Overall, it seems like a great family home with a nice balance of comfort and functionality. All measurements M/L.

Key facts

• Front porch
• Natural light
• Three acres

Tags

• NATURAL LIGHT
• HARDWOOD AND CERAMIC FLOORING
• FRONT PORCH
• THREE ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (38.5% below list).
• Recommended offer: $144k (38.5% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Vinton Elementary School (math 27% / reading 42%, grade F, #284 of 646 statewide, top 46%, 458 students, 72% FRL); Vinton Middle School (math 20% / reading 32%, grade F, #137 of 218 statewide, top 63%, 214 students, 68% FRL); Vinton High School (math 32% / reading 37%, grade F, #106 of 265 statewide, top 43%, 301 students, 62% FRL) — zoned schools average 68% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 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 $7k of equity ($2k loan paydown + $5k appreciation (2.3% local appreciation)).
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($207k) 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

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,457 (38.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.61% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 13.6

CMA / ARV

• ARV (median comp): $313,527
• List price: $235,000
• Delta: -25.05%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $3,747
• Equity at exit: $95,986

10-year hold

• IRR: 5.0%
• Equity multiple: 1.70×
• Total profit: $46,365
• Equity at exit: $140,799

Cash invested: $65,800 (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 70668

• Home prices YoY: 3.1%
• Active inventory: 50
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-241

Break-even live

Break-even rent $1,749

Max offer price $192,464

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-174	+0% $-241	+5% $-307	+10% $-374
Rent	-10% $-355	-5% $-298	+0% $-241	+5% $-184	+10% $-127
Rate	-1.0pp $-122	-0.5pp $-181	base $-241	+0.5pp $-302	+1.0pp $-364

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $235,000 Pending 304 DOM
2. 2026-06-05
   days on market $235,000 Active 303 DOM
3. 2026-06-02
   days on market $235,000 Active 301 DOM
4. 2026-06-01
   days on market $235,000 Active 300 DOM
5. 2026-05-31
   days on market $235,000 Active 299 DOM
6. 2026-05-30
   days on market $235,000 Active 298 DOM
7. 2025-09-24
   status Active 626-char remark

   Show marketing remark (626 chars)

   Welcome Home to peaceful country living on 3 beautiful Acres. A Charming two-story home with plenty of natural light, given the many widows. With three bedrooms and two bathrooms, especially with one bedroom conveniently located on the main floor. The living room's fireplace adds a cozy touch, perfect for gatherings. The combination of hardwood and ceramic flooring downstairs provides durability, while the carpet upstairs adds comfort. The front porch likely offers a lovely view and peaceful outdoor space. Overall, it seems like a great family home with a nice balance of comfort and functionality. All measurements M/L.

8. 2025-08-17
   historical Active Under Contract 626-char remark

   Show marketing remark (626 chars)

   Welcome Home to peaceful country living on 3 beautiful Acres. A Charming two-story home with plenty of natural light, given the many widows. With three bedrooms and two bathrooms, especially with one bedroom conveniently located on the main floor. The living room's fireplace adds a cozy touch, perfect for gatherings. The combination of hardwood and ceramic flooring downstairs provides durability, while the carpet upstairs adds comfort. The front porch likely offers a lovely view and peaceful outdoor space. Overall, it seems like a great family home with a nice balance of comfort and functionality. All measurements M/L.

9. 2025-01-07
   listed $235,000 Active 626-char remark

   Show marketing remark (626 chars)

   Welcome Home to peaceful country living on 3 beautiful Acres. A Charming two-story home with plenty of natural light, given the many widows. With three bedrooms and two bathrooms, especially with one bedroom conveniently located on the main floor. The living room's fireplace adds a cozy touch, perfect for gatherings. The combination of hardwood and ceramic flooring downstairs provides durability, while the carpet upstairs adds comfort. The front porch likely offers a lovely view and peaceful outdoor space. Overall, it seems like a great family home with a nice balance of comfort and functionality. All measurements M/L.

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$672/yr (+$56/mo · 108.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: −$13,164
• − Property taxes: −$621
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$6,836
• Taxable loss: −$7,234
• Est. tax savings @ 24.0%: +$1,736
• After-tax cash flow: $-1,153/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

• 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

3 events — show timeline

• 2025-09-24 Relisted — SWLAR
• 2025-08-17 Contingent — SWLAR
• 2025-01-07 Listed $235,000 SWLAR

Property tax history

+0.3%/yr

Latest (2025): $621 · -1.5% YoY. Source: county tax records.