1612 E Stevenson St St E · Vinton, LA 70668

$169,900

3 bd · 2.0 ba · 2,134 sqft · SingleFamily · 80 Days on market

Built 1965 0.41 ac lot $80/sqft · 12% below area Est $192k · 12% under ↓ 14% since listing

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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 +15.0/30.0
• ARV discount +12.7/15.0
• Appreciation +6.1/10.0
• DSCR +4.6/10.0
• 1% rule +3.3/10.0
• 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

3 Bedroom, 2 Bath Home with Workshop, Outdoor Kitchen, and Ample ParkingThis spacious 3-bedroom, 2-bath residence offers approximately 2,100 square feet of living space and is situated on a large lot with extensive concrete driveway space. The home has been partially renovated, with many updates already started and most of the supplies—including new flooring and other materials—purchased and remaining with the property. Features include: • 3 bedrooms, 2 full bathrooms • Detached workshop 24 x 19 with versatile use options • Attached outdoor kitchen/sunroom 31 x20, ideal for entertaining • 3-car garage plus 3-car attached carport 24 x 17 • Expansive cement driveway with abundant parking and storage potential This property provides a unique opportunity for a buyer to complete the renovations and personalize the home to their taste. With generous square footage, multiple parking options, and additional amenities, it is well-suited for both comfortable living and functional use.

Key facts

• Detached workshop
• 0.41 acre lot
• 3 garage spots

Tags

• DETACHED WORKSHOP
• ATTACHED OUTDOOR KITCHEN
• EXPANSIVE CEMENT DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $53 ($632/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 $141k (16.9% below list).
• Recommended offer: $141k (16.9% 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.
• 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 $5k of equity ($1k loan paydown + $4k 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 $48k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, 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 80 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $141,172 (16.9% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (median comp): $192,061
• List price: $169,900
• Delta: -11.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 Horridge St	0.19mi	4/3.0 (+1)	2,092 (-2%)	6mo	$170,000	$81	74
1801 Horridge St St	0.25mi	3/2.5	2,214 (+4%)	9mo	$235,000	$106	72
1311 Lyons St	0.59mi	3/2.0	2,269 (+6%)	18mo	$65,000	$29	47
1215 Vincent St	0.50mi	4/3.0 (+1)	2,183 (+2%)	21mo	$183,850	$84	47

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: 6.6%
• Equity multiple: 1.36×
• Total profit: $17,197
• Equity at exit: $69,396

10-year hold

• IRR: 9.8%
• Equity multiple: 2.36×
• Total profit: $64,915
• Equity at exit: $101,795

Cash invested: $47,572 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $53

Break-even live

Break-even rent $1,345

Max offer price $169,900

Occupancy floor 91%

Sensitivity live

Price	-10% $149	-5% $101	+0% $53	+5% $5	+10% $-43
Rent	-10% $-59	-5% $-3	+0% $53	+5% $108	+10% $164
Rate	-1.0pp $138	-0.5pp $96	base $53	+0.5pp $9	+1.0pp $-36

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $169,900 Active 80 DOM
2. 2026-06-19
   days on market $169,900 Active 78 DOM
3. 2026-06-18
   days on market $169,900 Active 77 DOM
4. 2026-06-17
   days on market $169,900 Active 76 DOM
5. 2026-06-16
   days on market $169,900 Active 75 DOM
6. 2026-06-15
   days on market $169,900 Active 74 DOM
7. 2026-06-14
   days on market $169,900 Active 72 DOM
8. 2026-06-13
   days on market $169,900 Active 71 DOM
9. 2026-06-10
   days on market $169,900 Active 69 DOM
10. 2026-06-09
    days on market $169,900 Active 68 DOM
11. 2026-06-08
    days on market $169,900 Active 67 DOM
12. 2026-06-07
    days on market $169,900 Active 66 DOM
13. 2026-06-05
    days on market $169,900 Active 63 DOM
14. 2026-06-02
    days on market $169,900 Active 61 DOM
15. 2026-06-01
    days on market $169,900 Active 60 DOM
16. 2026-05-31
    days on market $169,900 Active 59 DOM
17. 2026-05-30
    days on market $169,900 Active 58 DOM
18. 2026-05-08
    price $169,900 1027-char remark

    Show marketing remark (1027 chars)

    3 Bedroom, 2 Bath Home with Workshop, Outdoor Kitchen, and Ample ParkingThis spacious 3-bedroom, 2-bath residence offers approximately 2,100 square feet of living space and is situated on a large lot with extensive concrete driveway space. The home has been partially renovated, with many updates already started and most of the supplies—including new flooring and other materials—purchased and remaining with the property. Features include: • 3 bedrooms, 2 full bathrooms • Detached workshop 24 x 19 with versatile use options • Attached outdoor kitchen/sunroom 31 x20, ideal for entertaining • 3-car garage plus 3-car attached carport 24 x 17 • Expansive cement driveway with abundant parking and storage potential This property provides a unique opportunity for a buyer to complete the renovations and personalize the home to their taste. With generous square footage, multiple parking options, and additional amenities, it is well-suited for both comfortable living and functional use.

19. 2026-04-03
    listed $179,900 Active 1027-char remark

    Show marketing remark (1027 chars)

    3 Bedroom, 2 Bath Home with Workshop, Outdoor Kitchen, and Ample ParkingThis spacious 3-bedroom, 2-bath residence offers approximately 2,100 square feet of living space and is situated on a large lot with extensive concrete driveway space. The home has been partially renovated, with many updates already started and most of the supplies—including new flooring and other materials—purchased and remaining with the property. Features include: • 3 bedrooms, 2 full bathrooms • Detached workshop 24 x 19 with versatile use options • Attached outdoor kitchen/sunroom 31 x20, ideal for entertaining • 3-car garage plus 3-car attached carport 24 x 17 • Expansive cement driveway with abundant parking and storage potential This property provides a unique opportunity for a buyer to complete the renovations and personalize the home to their taste. With generous square footage, multiple parking options, and additional amenities, it is well-suited for both comfortable living and functional use.

20. 2025-12-29
    listed $185,000 Active
21. 2021-11-05
    soldstatus
22. 2021-11-05
    soldstatus $175,000
23. 2021-02-15
    listed $197,500

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $1,210 · $101/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 (unshaded) · 74% 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: $16,941
• − Mortgage interest: −$9,517
• − Property taxes: −$1,210
• − Insurance: −$850
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$4,943
• Taxable loss: −$2,289
• Est. tax savings @ 24.0%: +$549
• After-tax cash flow: $1,182/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

-14.0% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $169,900 SWLAR
• 2026-04-03 Listed $179,900 SWLAR
• 2025-12-29 Listed $185,000 GFPAR
• 2021-11-05 Sold (Public Records) $175,000 Public Records
• 2021-11-05 Sold (MLS) — SWLAR
• 2021-02-15 Listed $197,500 SWLAR

Property tax history

-0.4%/yr

Latest (2025): $1,210 · -2.1% YoY. Source: county tax records.