1021 Goodwin St · Vinton, LA 70668

$123,900

4 bd · 2.0 ba · 2,372 sqft · SingleFamily · 867 Days on market

Built 1957 10,454 sqft lot $52/sqft · 38% below area Est $200k · 38% under ↓ 11% since listing

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Why this score? — see what drove the B+ 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• 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

Listing remarks MLS

4 bedroom 2 bath cottage home in Vinton on a large lot. Roof and siding replaced in 2021. Home has hardwood floors and walk-in closets.

Key facts

• 0.24 acre lot
• Built 1957
• Listed 866 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $109k (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 $4k of equity ($857 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 867 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $109,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 867 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.19% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $199,996
• List price: $123,900
• Delta: -38.05%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1311 Lyons St	0.18mi	3/2.0 (-1)	2,269 (-4%)	18mo	$65,000	$29	64
1801 Horridge St St	0.52mi	3/2.5 (-1)	2,214 (-7%)	9mo	$235,000	$106	50
1709 Horridge St	0.46mi	4/3.0	2,092 (-12%)	6mo	$170,000	$81	50
1210 Industrial St	0.36mi	3/2.0 (-1)	2,640 (+11%)	23mo	$180,000	$68	41
1215 Vincent St	0.65mi	4/3.0	2,183 (-8%)	20mo	$183,850	$84	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 16.9%
• Equity multiple: 1.92×
• Total profit: $31,999
• Equity at exit: $50,607

10-year hold

• IRR: 19.0%
• Equity multiple: 3.58×
• Total profit: $89,442
• Equity at exit: $74,234

Cash invested: $34,692 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $343

Break-even live

Break-even rent $1,043

Max offer price $123,900

Occupancy floor 72%

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: $30,975
• Closing costs: $3,717
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $123,900 Active 867 DOM
2. 2026-06-18
   days on market $123,900 Active 866 DOM
3. 2026-06-17
   days on market $123,900 Active 865 DOM
4. 2026-06-16
   days on market $123,900 Active 864 DOM
5. 2026-06-15
   days on market $123,900 Active 863 DOM
6. 2026-06-14
   days on market $123,900 Active 861 DOM
7. 2026-06-13
   days on market $123,900 Active 860 DOM
8. 2026-06-10
   days on market $123,900 Active 858 DOM
9. 2026-06-09
   days on market $123,900 Active 857 DOM
10. 2026-06-08
    days on market $123,900 Active 856 DOM
11. 2026-06-07
    days on market $123,900 Active 855 DOM
12. 2026-06-05
    days on market $123,900 Active 852 DOM
13. 2026-06-02
    days on market $123,900 Active 850 DOM
14. 2026-06-01
    days on market $123,900 Active 849 DOM
15. 2026-05-31
    days on market $123,900 Active 848 DOM
16. 2026-05-30
    days on market $123,900 Active 847 DOM
17. 2026-05-08
    price $123,900 135-char remark

    Show marketing remark (135 chars)

    4 bedroom 2 bath cottage home in Vinton on a large lot. Roof and siding replaced in 2021. Home has hardwood floors and walk-in closets.

18. 2026-05-08
    price $123,900 135-char remark

    Show marketing remark (135 chars)

    4 bedroom 2 bath cottage home in Vinton on a large lot. Roof and siding replaced in 2021. Home has hardwood floors and walk-in closets.

19. 2026-03-24
    status Active 135-char remark

    Show marketing remark (135 chars)

    4 bedroom 2 bath cottage home in Vinton on a large lot. Roof and siding replaced in 2021. Home has hardwood floors and walk-in closets.

20. 2026-03-20
    status Active 135-char remark

    Show marketing remark (135 chars)

    4 bedroom 2 bath cottage home in Vinton on a large lot. Roof and siding replaced in 2021. Home has hardwood floors and walk-in closets.

21. 2026-02-11
    status Pending 135-char remark

    Show marketing remark (135 chars)

    4 bedroom 2 bath cottage home in Vinton on a large lot. Roof and siding replaced in 2021. Home has hardwood floors and walk-in closets.

22. 2025-12-04
    price $133,900 135-char remark

    Show marketing remark (135 chars)

    4 bedroom 2 bath cottage home in Vinton on a large lot. Roof and siding replaced in 2021. Home has hardwood floors and walk-in closets.

23. 2025-12-04
    price $133,900 135-char remark

    Show marketing remark (135 chars)

    4 bedroom 2 bath cottage home in Vinton on a large lot. Roof and siding replaced in 2021. Home has hardwood floors and walk-in closets.

24. 2025-03-18
    price $139,000 135-char remark

    Show marketing remark (135 chars)

    4 bedroom 2 bath cottage home in Vinton on a large lot. Roof and siding replaced in 2021. Home has hardwood floors and walk-in closets.

25. 2024-06-03
    price $149,000 135-char remark

    Show marketing remark (135 chars)

    4 bedroom 2 bath cottage home in Vinton on a large lot. Roof and siding replaced in 2021. Home has hardwood floors and walk-in closets.

26. 2024-01-30
    listed $139,000 Active 135-char remark

    Show marketing remark (135 chars)

    4 bedroom 2 bath cottage home in Vinton on a large lot. Roof and siding replaced in 2021. Home has hardwood floors and walk-in closets.

27. 2024-01-30
    listed $159,000 Active 135-char remark

    Show marketing remark (135 chars)

    4 bedroom 2 bath cottage home in Vinton on a large lot. Roof and siding replaced in 2021. Home has hardwood floors and walk-in closets.

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $681 · $57/mo
• Expected delta: +$6/yr (+$1/mo · 1.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% 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: $17,733
• − Mortgage interest: −$6,940
• − Property taxes: −$675
• − Insurance: −$1,417
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,604
• Taxable income: $2,259
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $3,578/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

-10.9% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $123,900 SWLAR
• 2026-05-08 Price Changed $123,900 GFPAR
• 2026-03-24 Relisted — GFPAR
• 2026-03-20 Relisted — SWLAR
• 2026-02-11 Pending — SWLAR
• 2025-12-04 Price Changed $133,900 SWLAR
• 2025-12-04 Price Changed $133,900 GFPAR
• 2025-03-18 Price Changed $139,000 GFPAR
• 2024-06-03 Price Changed $149,000 GFPAR
• 2024-01-30 Listed $159,000 GFPAR
• 2024-01-30 Listed $139,000 SWLAR

Property tax history

-1.3%/yr

Latest (2025): $675 · -2.1% YoY. Source: county tax records.