7019 Golden Meadows Rd · Greenwood, LA 71033

$41,000

2 bd · 1.0 ba · 845 sqft · SingleFamily public records · 1 Days on market

Built 2005 8,581 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

WOULD MAKE A GREAT FLIP OR A RENTAL. SOLD AS IS SELLER WILL NOT MAKE ANY REPAIRS. WILL NOT GO FHA OR VA. DOES NEED SOME TLC AND LEVELED IS ON PIER AND BEAM.

Key facts

• 8,581 sq ft lot
• Parking
• Built 2005

Property features AI

Finance

• Other: Lot under 0.5 acre (approximately 0.197 acre); Subdivision: Golden Meadows Sub
• Financial info: No second mortgage; Loan type treated as clear
• HOA & community: No HOA

Exterior

• Parking: Attached carport (covered, 1 space); Additional parking
• Utilities: City water and sewer; Electricity available; Natural gas available; Cable available; Individual gas meter
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 2005; Wood construction
• Exterior features: Asphalt access; Cable available; City sewer; City water; Electricity available; Individual gas meter; Natural gas available

Interior

• Kitchen: Gas range; Gas water heater
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: One full bathroom
• Heating & cooling: Central heating
• Interior features: Eat-in kitchen; One living area; Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $41k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($854 rent vs $41k).
• Cap rate 17.5% 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 $1k of equity ($283 loan paydown + $785 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $41,000

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 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?
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. 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.
5. 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.
6. 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: 2.08% ✓
• Cap rate: 17.55%
• Cash-on-cash: 40.19%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $116,610
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7033 Winburn Dr	0.10mi	2/1.0	902 (+7%)	2mo	$124,900	$138	82
7302 Winburn Dr	0.60mi	3/1.0 (+1)	960 (+14%)	14mo	$110,000	$115	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 44.1%
• Equity multiple: 3.36×
• Total profit: $27,143
• Equity at exit: $15,985

10-year hold

• IRR: 45.0%
• Equity multiple: 6.69×
• Total profit: $65,331
• Equity at exit: $22,875

Cash invested: $11,480 (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: 4.0×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$215
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $385

Break-even live

Break-even rent $368

Max offer price $41,000

Occupancy floor 50%

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: $10,250
• Closing costs: $1,230
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-22
   status Pending
2. 2026-05-21
   listed $41,000 Active
3. 2003-08-20
   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: $700 · $58/mo
• Projected year-2 tax: $700 · $58/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $10,253
• − Mortgage interest: −$2,297
• − Property taxes: −$700
• − Insurance: −$205
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$1,193
• Taxable income: $4,218
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $3,602/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

3 events — show timeline

• 2026-05-22 Pending — NTREIS
• 2026-05-21 Listed $41,000 NTREIS
• 2003-08-20 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $700 · +0.4% YoY. Source: county tax records.