4904 Gray Rd · Vinton, LA 70668

$120,000

2 bd · 2.0 ba · 1,126 sqft · SingleFamily · 320 Days on market

Built 1965 $107/sqft · 10% below area Est $133k · 10% under

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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 +25.3/30.0
• ARV discount +11.9/15.0
• DSCR +8.3/10.0
• Appreciation +6.1/10.0
• 1% rule +5.7/10.0
• 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

Welcome home -- or to your new rental property! This charming home features a 2-bedroom, 2-bathroom home perfectly situated on 1 acre. As you approach, you'll notice a well-maintained lot that sets the tone for what's inside. Step into an open floor plan where the cozy living room seamlessly flows into the kitchen. The kitchen has a pantry, lots of cabinets, a stove, microwave, and an island providing plenty of counter space -- perfect for cooking and entertaining. The primary bedroom (9.4 x 13.4) includes a lovely en suite shower with 2 spacious closets. The other bedroom (10 x 11) is generously sized with closet space, and the hall bathroom features a large tile shower. The utility room offers plenty of room for a washer/dryer and additional storage. Enjoy not one but two carports -- each holding two cars for a total of 4 covered parking spaces! There's also a spacious 13.9 x 26.10 deck/patio area for relaxing or entertaining. And don't miss the huge 47 x 16 (900+ sq. ft. ) workshop with a half bath & a covered area for camper/RV with hook ups. This home has everything you need! Don't miss this opportunity -- schedule your appointment today!

Key facts

• Pantry
• Open floor plan
• Lots of cabinets

Tags

• WELL MAINTAINED LOT
• OPEN FLOOR PLAN
• PANTRY
• LOTS OF CABINETS
• ISLAND PROVIDING COUNTER SPACE
• EN SUITE SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (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: 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 $4k of equity ($830 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 320 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.76%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (median comp): $133,120
• List price: $120,000
• Delta: -9.86%
• Verdict: FAIR
• Comps: 11 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.8%
• Equity multiple: 1.81×
• Total profit: $27,178
• Equity at exit: $49,014

10-year hold

• IRR: 17.1%
• Equity multiple: 3.33×
• Total profit: $78,295
• Equity at exit: $71,897

Cash invested: $33,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $273

Break-even live

Break-even rent $941

Max offer price $120,000

Occupancy floor 74%

Sensitivity live

Price	-10% $341	-5% $307	+0% $273	+5% $239	+10% $205
Rent	-10% $172	-5% $222	+0% $273	+5% $324	+10% $375
Rate	-1.0pp $334	-0.5pp $304	base $273	+0.5pp $242	+1.0pp $211

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $120,000 Active 320 DOM
2. 2026-06-19
   days on market $120,000 Active 318 DOM
3. 2026-06-18
   days on market $120,000 Active 317 DOM
4. 2026-06-17
   days on market $120,000 Active 316 DOM
5. 2026-06-16
   days on market $120,000 Active 315 DOM
6. 2026-06-15
   days on market $120,000 Active 314 DOM
7. 2026-06-14
   days on market $120,000 Active 312 DOM
8. 2026-06-13
   days on market $120,000 Active 311 DOM
9. 2026-06-10
   days on market $120,000 Active 309 DOM
10. 2026-06-09
    days on market $120,000 Active 308 DOM
11. 2026-06-08
    days on market $120,000 Active 307 DOM
12. 2026-06-07
    days on market $120,000 Active 306 DOM
13. 2026-06-05
    days on market $120,000 Active 303 DOM
14. 2026-06-02
    days on market $120,000 Active 301 DOM
15. 2026-06-01
    days on market $120,000 Active 300 DOM
16. 2026-05-31
    days on market $120,000 Active 299 DOM
17. 2026-05-30
    days on market $120,000 Active 298 DOM
18. 2025-03-19
    listed $120,000 Active 1167-char remark

    Show marketing remark (1167 chars)

    Welcome home -- or to your new rental property! This charming home features a 2-bedroom, 2-bathroom home perfectly situated on 1 acre. As you approach, you'll notice a well-maintained lot that sets the tone for what's inside. Step into an open floor plan where the cozy living room seamlessly flows into the kitchen. The kitchen has a pantry, lots of cabinets, a stove, microwave, and an island providing plenty of counter space -- perfect for cooking and entertaining. The primary bedroom (9.4 x 13.4) includes a lovely en suite shower with 2 spacious closets. The other bedroom (10 x 11) is generously sized with closet space, and the hall bathroom features a large tile shower. The utility room offers plenty of room for a washer/dryer and additional storage. Enjoy not one but two carports -- each holding two cars for a total of 4 covered parking spaces! There's also a spacious 13.9 x 26.10 deck/patio area for relaxing or entertaining. And don't miss the huge 47 x 16 (900+ sq. ft. ) workshop with a half bath & a covered area for camper/RV with hook ups. This home has everything you need! Don't miss this opportunity -- schedule your appointment today!

ⓘ 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: $767 · $64/mo
• Projected year-2 tax: $767 · $64/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 6/10 Major FEMA zone X (shaded) · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $15,439
• − Mortgage interest: −$6,722
• − Property taxes: −$767
• − Insurance: −$600
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$3,491
• Taxable income: $1,389
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $2,945/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

1 event — show timeline

• 2025-03-19 Listed $120,000 SWLAR

Property tax history

+32.4%/yr

Latest (2025): $767 · -1.9% YoY. Source: county tax records.