7120 Golden Meadows Rd · Greenwood, LA 71033

$125,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 246 Days on market

Built 2008 0.39 ac lot $98/sqft · at area comps Est $129k · at est.

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Why this score? — see what drove the C 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 +20.2/30.0
• ARV discount +8.9/15.0
• DSCR +6.4/10.0
• Appreciation +6.0/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

If you're seeking the charm of country living with the convenience of city proximity, this gem is perfect for you! Ideal for first-time homebuyers or those looking for tranquility, this well-maintained home in Greenwood offers access to an excellent school and boasts recent updates. Unique and full of character, it’s a rare find—schedule your private showing today!

Key facts

• Country living
• Recent updates
• Unique character

Tags

• COUNTRY LIVING
• CITY PROXIMITY
• WELL MAINTAINED
• RECENT UPDATES
• UNIQUE CHARACTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/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 (7.2% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.9% in Greenwood — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#308 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Caddo Parish (urban): math 21% / reading 32% proficiency, ranked #53 of 98 in LA (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 58 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (1.9% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $128,900
• List price: $125,000
• Delta: -3.03%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.52×
• Total profit: $18,044
• Equity at exit: $48,734

10-year hold

• IRR: 12.7%
• Equity multiple: 2.69×
• Total profit: $59,234
• Equity at exit: $69,742

Cash invested: $35,000 (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 71033

• Home prices YoY: 1.4%
• Active inventory: 58
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $158

Break-even live

Break-even rent $960

Max offer price $125,000

Occupancy floor 81%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $125,000 Active 246 DOM
2. 2026-06-17
   days on market $125,000 Active 245 DOM
3. 2026-06-16
   days on market $125,000 Active 244 DOM
4. 2026-06-15
   days on market $125,000 Active 243 DOM
5. 2026-06-14
   days on market $125,000 Active 241 DOM
6. 2026-06-13
   days on market $125,000 Active 240 DOM
7. 2026-06-10
   days on market $125,000 Active 238 DOM
8. 2026-06-09
   days on market $125,000 Active 237 DOM
9. 2026-06-08
   days on market $125,000 Active 236 DOM
10. 2026-06-07
    days on market $125,000 Active 235 DOM
11. 2026-06-05
    days on market $125,000 Active 232 DOM
12. 2026-06-03
    days on market $125,000 Active 231 DOM
13. 2026-06-02
    days on market $125,000 Active 230 DOM
14. 2026-06-01
    days on market $125,000 Active 229 DOM
15. 2026-05-31
    days on market $125,000 Active 228 DOM
16. 2026-05-30
    days on market $125,000 Active 227 DOM
17. 2026-01-19
    price $125,000 379-char remark

    Show marketing remark (379 chars)

    If you're seeking the charm of country living with the convenience of city proximity, this gem is perfect for you! Ideal for first-time homebuyers or those looking for tranquility, this well-maintained home in Greenwood offers access to an excellent school and boasts recent updates. Unique and full of character, it’s a rare find—schedule your private showing today!

18. 2025-10-15
    listed $130,000 Active 379-char remark

    Show marketing remark (379 chars)

    If you're seeking the charm of country living with the convenience of city proximity, this gem is perfect for you! Ideal for first-time homebuyers or those looking for tranquility, this well-maintained home in Greenwood offers access to an excellent school and boasts recent updates. Unique and full of character, it’s a rare find—schedule your private showing today!

19. 2023-09-11
    soldstatus $118,000
20. 2023-08-30
    soldstatus Closed 422-char remark

    Show marketing remark (422 chars)

    Spacious lot wtih good shade plenty of area for play or entertaining. 3 bedrooms 2 bathrooms. Remote main bedroom. Kitchen open to main living areas. Great first time home. House has been well maintained and should pass all lender requirements. Home is in process of being cleaned out. Once show ready pics will come and listing will become active. All information is estimated and should be verified by the buyer.

21. 2023-08-02
    historical Active Contingent 422-char remark

    Show marketing remark (422 chars)

    Spacious lot wtih good shade plenty of area for play or entertaining. 3 bedrooms 2 bathrooms. Remote main bedroom. Kitchen open to main living areas. Great first time home. House has been well maintained and should pass all lender requirements. Home is in process of being cleaned out. Once show ready pics will come and listing will become active. All information is estimated and should be verified by the buyer.

22. 2023-07-21
    price $109,900 422-char remark

    Show marketing remark (422 chars)

    Spacious lot wtih good shade plenty of area for play or entertaining. 3 bedrooms 2 bathrooms. Remote main bedroom. Kitchen open to main living areas. Great first time home. House has been well maintained and should pass all lender requirements. Home is in process of being cleaned out. Once show ready pics will come and listing will become active. All information is estimated and should be verified by the buyer.

23. 2023-07-09
    price $114,900 422-char remark

    Show marketing remark (422 chars)

    Spacious lot wtih good shade plenty of area for play or entertaining. 3 bedrooms 2 bathrooms. Remote main bedroom. Kitchen open to main living areas. Great first time home. House has been well maintained and should pass all lender requirements. Home is in process of being cleaned out. Once show ready pics will come and listing will become active. All information is estimated and should be verified by the buyer.

24. 2023-07-04
    price $118,900 422-char remark

    Show marketing remark (422 chars)

    Spacious lot wtih good shade plenty of area for play or entertaining. 3 bedrooms 2 bathrooms. Remote main bedroom. Kitchen open to main living areas. Great first time home. House has been well maintained and should pass all lender requirements. Home is in process of being cleaned out. Once show ready pics will come and listing will become active. All information is estimated and should be verified by the buyer.

25. 2023-06-05
    listed $119,000 Active 422-char remark

    Show marketing remark (422 chars)

    Spacious lot wtih good shade plenty of area for play or entertaining. 3 bedrooms 2 bathrooms. Remote main bedroom. Kitchen open to main living areas. Great first time home. House has been well maintained and should pass all lender requirements. Home is in process of being cleaned out. Once show ready pics will come and listing will become active. All information is estimated and should be verified by the buyer.

26. 2008-02-08
    soldstatus

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$80/yr (+$7/mo · 13.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $13,916
• − Mortgage interest: −$7,002
• − Property taxes: −$608
• − Insurance: −$625
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$3,636
• Taxable loss: −$181
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $1,938/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: Caddo Parish
• NCES district ID: 2200300
• Math proficiency: 21% ▼ -33.00%
• Reading proficiency: 32% ▼ -30.00%
• Median HH income: $39,227
• Composite: 22.23/100
• National rank: #8148
• State rank: #53 of 98 in LA

Livability — Greenwood

• Score: 58/100
• State rank: #308
• US rank: #21294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, LA
• Population (ZIP): 3,366

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 243,190 people
• By 2030: 237,231 · -2.5%
• By 2040: 222,502 · -8.5%
• By 2050: 206,516 · -15.1%
• By 2075: 165,706 · -31.9%
• By 2100: 122,262 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 49% Black 41% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Italian 5% Subsaharan African 4% Lithuanian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Caddo

• 2024 margin: Toss-up / Even · D 51.6% · R 47.0% · Other 1.4%
• 2008→2024 swing: +1.6pp toward D · 2008: 3.0pp · 2024: 4.6pp
• All cycles: 2024: D+4.6 2020: D+6.8 2016: D+4.2 2012: D+4.9 2008: D+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.92%
• Current HPI: 141.4901
• 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

+5.0% since first listed

10 events — show timeline

• 2026-01-19 Price Changed $125,000 NTREIS
• 2025-10-15 Listed $130,000 NTREIS
• 2023-09-11 Sold (Public Records) $118,000 Public Records
• 2023-08-30 Sold (MLS) — NTREIS
• 2023-08-02 Contingent — NTREIS
• 2023-07-21 Price Changed $109,900 NTREIS
• 2023-07-09 Price Changed $114,900 NTREIS
• 2023-07-04 Price Changed $118,900 NTREIS
• 2023-06-05 Listed $119,000 NTREIS
• 2008-02-08 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $608 · +0.4% YoY. Source: county tax records.