1112 Vincent St · Vinton, LA 70668

$137,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 6 Days on market

Built 2024 10,018 sqft 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 +14.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +4.5/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

WELCOME HOME to this delightful 2024 manufactured home situated on a 0.23-acre lot! This well maintained 3 bedroom, 2 bath home offers an inviting open concept living and dining area, perfect for everyday living and entertaining. Matching laminate flooring flows throughout the home for a clean, modern look. The kitchen features ample cabinet space, an island, electric appliances, microwave, and breakfast bar. The spacious primary suite (10.5x14.5) offers a walk-in closet, dual sinks, a relaxing garden tub, and separate shower. Conveniently located off the hallway are a full bathroom and utility room. The additional bedrooms include a generously sized second bedroom (11x8.6) with closet and

Key facts

• Dual sinks
• Open concept living
• Walk-in closet

Tags

• OPEN CONCEPT LIVING
• MATCHING LAMINATE FLOORING
• AMPLE CABINET SPACE
• BREAKFAST BAR
• WALK-IN CLOSET
• DUAL SINKS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Sewer connected; Water connected; Cable available
• Home design: Manufactured home on land; Single-story
• Construction: Manufactured house construction
• Exterior features: Metal roof; City lot; Level lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans throughout; Kitchen island

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $39 ($470/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (15.3% below list).
• Recommended offer: $116k (15.3% 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: 49 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($951 loan paydown + $3k 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: 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 $116,400 (15.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 9.8

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: 6.5%
• Equity multiple: 1.36×
• Total profit: $13,707
• Equity at exit: $56,162

10-year hold

• IRR: 9.7%
• Equity multiple: 2.35×
• Total profit: $52,117
• Equity at exit: $82,382

Cash invested: $38,500 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$721
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $39

Break-even live

Break-even rent $1,114

Max offer price $137,500

Occupancy floor 92%

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Center St Vinton, LA	3.0	2.0	1280	$1,200	$0.94	43d	1	0.24mi
1914 Center St Vinton, LA	3.0	2.0	1280	$1,200	$0.94	43d	1	0.26mi
708 East St Vinton, LA	2.0	1.0	800	$900	$1.12	43d	1	0.63mi

Listing history 7 events

1. 2026-06-19
   days on market $137,500 Active 6 DOM
2. 2026-06-18
   days on market $137,500 Active 5 DOM
3. 2026-06-17
   days on market $137,500 Active 4 DOM
4. 2026-06-16
   days on market $137,500 Active 3 DOM
5. 2026-06-15
   days on market $137,500 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $137,500 Active 1 DOM

ⓘ 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: $1,225 · $102/mo
• Projected year-2 tax: $1,225 · $102/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $13,968
• − Mortgage interest: −$7,702
• − Property taxes: −$1,225
• − Insurance: −$688
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$4,000
• Taxable loss: −$1,881
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $921/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

+5.8% since first listed

2 events — show timeline

• 2026-06-14 Listed $137,500 SWLAR
• 2024-10-16 Listed $130,000 GFPAR

Property tax history

-3.2%/yr

Latest (2025): $1,225 · -2.1% YoY. Source: county tax records.