1706 Mill St · Vinton, LA 70668

$148,000

4 bd · 2.0 ba · 1,950 sqft · SingleFamily · 224 Days on market

Built 1979 0.47 ac lot $76/sqft · 21% below area Est $187k · 21% under

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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 +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.1/10.0
• DSCR +4.9/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Extensively upgraded 4-bedroom, 2-bath home positioned on an oversized, fully fenced 0.47-acre corner lot, with a wide range of improvements completed since 2020. The exterior has been refreshed with a new roof and vinyl siding, while key system upgrades include an updated HVAC system with all-new ductwork, PEX plumbing, a fully replaced electrical system, new metal gas line, and a new water heater. Inside, the home features fresh sheetrock and paint, newly installed cabinetry complemented by quartz countertops, and durable laminate flooring that runs throughout, creating a cohesive and modern interior. An attached carport provides covered parking and added convenience. The location offers straightforward access to Texas routes and is situated near shopping, dining, and entertainment options, including a local casino and racetrack. The property should qualify for 100% financing through a Rural Development loan.

Key facts

• Attached car port
• New paint
• Electrical replaced

Tags

• FENCED IN LOT
• ATTACHED CAR PORT
• PLUMBING UPGRADED TO PEX
• ELECTRICAL REPLACED
• NEW SHEETROCK
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $72 ($865/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 $120k (18.9% below list).
• Recommended offer: $120k (18.9% 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: 49 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 ($1k 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, 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 224 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000 (18.9% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 0.81% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

• ARV (median comp): $186,803
• List price: $148,000
• Delta: -20.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 West St	0.25mi	3/2.0 (-1)	1,672 (-14%)	8mo	$195,000	$117	53
1302 Celeste St	0.42mi	3/2.0 (-1)	1,798 (-8%)	16mo	$165,000	$92	49
1215 Vincent St	0.25mi	4/3.0	2,183 (+12%)	20mo	$183,850	$84	48

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: 7.3%
• Equity multiple: 1.40×
• Total profit: $16,617
• Equity at exit: $60,451

10-year hold

• IRR: 10.4%
• Equity multiple: 2.45×
• Total profit: $59,995
• Equity at exit: $88,674

Cash invested: $41,440 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $72

Break-even live

Break-even rent $1,109

Max offer price $148,000

Occupancy floor 89%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Center St Vinton, LA	3.0	2.0	1280	$1,200	$0.94	43d	1	0.33mi
1914 Center St Vinton, LA	3.0	2.0	1280	$1,200	$0.94	43d	1	0.35mi

Listing history 19 events

1. 2026-06-19
   days on market $148,000 Active 224 DOM
2. 2026-06-18
   days on market $148,000 Active 223 DOM
3. 2026-06-17
   days on market $148,000 Active 222 DOM
4. 2026-06-16
   days on market $148,000 Active 221 DOM
5. 2026-06-15
   days on market $148,000 Active 220 DOM
6. 2026-06-14
   days on market $148,000 Active 218 DOM
7. 2026-06-13
   days on market $148,000 Active 217 DOM
8. 2026-06-10
   days on market $148,000 Active 215 DOM
9. 2026-06-09
   days on market $148,000 Active 214 DOM
10. 2026-06-08
    days on market $148,000 Active 213 DOM
11. 2026-06-07
    days on market $148,000 Active 212 DOM
12. 2026-06-05
    days on market $148,000 Active 209 DOM
13. 2026-06-02
    days on market $148,000 Active 207 DOM
14. 2026-06-01
    days on market $148,000 Active 206 DOM
15. 2026-05-31
    days on market $148,000 Active 205 DOM
16. 2026-05-30
    days on market $148,000 Active 204 DOM
17. 2026-04-23
    price $148,000 924-char remark

    Show marketing remark (924 chars)

    Extensively upgraded 4-bedroom, 2-bath home positioned on an oversized, fully fenced 0.47-acre corner lot, with a wide range of improvements completed since 2020. The exterior has been refreshed with a new roof and vinyl siding, while key system upgrades include an updated HVAC system with all-new ductwork, PEX plumbing, a fully replaced electrical system, new metal gas line, and a new water heater. Inside, the home features fresh sheetrock and paint, newly installed cabinetry complemented by quartz countertops, and durable laminate flooring that runs throughout, creating a cohesive and modern interior. An attached carport provides covered parking and added convenience. The location offers straightforward access to Texas routes and is situated near shopping, dining, and entertainment options, including a local casino and racetrack. The property should qualify for 100% financing through a Rural Development loan.

18. 2026-01-07
    price $149,000 924-char remark

    Show marketing remark (924 chars)

    Extensively upgraded 4-bedroom, 2-bath home positioned on an oversized, fully fenced 0.47-acre corner lot, with a wide range of improvements completed since 2020. The exterior has been refreshed with a new roof and vinyl siding, while key system upgrades include an updated HVAC system with all-new ductwork, PEX plumbing, a fully replaced electrical system, new metal gas line, and a new water heater. Inside, the home features fresh sheetrock and paint, newly installed cabinetry complemented by quartz countertops, and durable laminate flooring that runs throughout, creating a cohesive and modern interior. An attached carport provides covered parking and added convenience. The location offers straightforward access to Texas routes and is situated near shopping, dining, and entertainment options, including a local casino and racetrack. The property should qualify for 100% financing through a Rural Development loan.

19. 2025-11-07
    listed $140,000 Active 924-char remark

    Show marketing remark (924 chars)

    Extensively upgraded 4-bedroom, 2-bath home positioned on an oversized, fully fenced 0.47-acre corner lot, with a wide range of improvements completed since 2020. The exterior has been refreshed with a new roof and vinyl siding, while key system upgrades include an updated HVAC system with all-new ductwork, PEX plumbing, a fully replaced electrical system, new metal gas line, and a new water heater. Inside, the home features fresh sheetrock and paint, newly installed cabinetry complemented by quartz countertops, and durable laminate flooring that runs throughout, creating a cohesive and modern interior. An attached carport provides covered parking and added convenience. The location offers straightforward access to Texas routes and is situated near shopping, dining, and entertainment options, including a local casino and racetrack. The property should qualify for 100% financing through a Rural Development loan.

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $814 · $68/mo
• Expected delta: +$357/yr (+$30/mo · 77.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $14,400
• − Mortgage interest: −$8,290
• − Property taxes: −$457
• − Insurance: −$740
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,305
• Taxable loss: −$1,697
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $1,272/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

+5.7% since first listed

3 events — show timeline

• 2026-04-23 Price Changed $148,000 SWLAR
• 2026-01-07 Price Changed $149,000 SWLAR
• 2025-11-07 Listed $140,000 SWLAR

Property tax history

-0.9%/yr

Latest (2025): $457 · -2.1% YoY. Source: county tax records.