7324 Golden Meadows Rd · Greenwood, LA 71033

$66,000

2 bd · 1.0 ba · 664 sqft · SingleFamily public records · 243 Days on market

Built 1977 8,063 sqft lot $99/sqft · 12% below area Est $132k · 50% 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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 MLS

Consistent cash flow! Strong management! This portfolio offers immediate income with upside potential, ideal for investors looking to scale quickly with performing rental properties. Whether you're expanding your holdings or entering multi-unit ownership, this opportunity delivers both traction and potential. Seven of the eight properties are currently tenant-occupied with reliable rent history and oversight already in place. Sold only as a package. Do not disturb the tenants please. Inquire for rent rolls, financials, and details. MLS #s 21076853, 21076853, 21075921, 21075918, 21075673, 21075666, 21074347, 21074229

Key facts

• 8,063 sq ft lot
• Built 1977
• Listed 242 days

🏷️ Possibly a rental listed for sale. The $66,000 price doesn't fit this home's estimated sale value (~$131,578) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($824 rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.5% 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: 57 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 $2k of equity ($456 loan paydown + $1k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $45k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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 1977 — 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 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?
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: 1.25% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.80%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $131,578
• List price: $66,000
• Delta: -49.84%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.9%
• Equity multiple: 2.01×
• Total profit: $18,752
• Equity at exit: $25,731

10-year hold

• IRR: 21.1%
• Equity multiple: 3.77×
• Total profit: $51,233
• Equity at exit: $36,824

Cash invested: $18,480 (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: 57
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $824 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $228

Break-even live

Break-even rent $535

Max offer price $66,000

Occupancy floor 67%

Sensitivity live

Price	-10% $265	-5% $247	+0% $228	+5% $209	+10% $191
Rent	-10% $163	-5% $195	+0% $228	+5% $260	+10% $293
Rate	-1.0pp $261	-0.5pp $245	base $228	+0.5pp $211	+1.0pp $193

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $66,000 Active 243 DOM
2. 2026-06-18
   days on market $66,000 Active 240 DOM
3. 2026-06-17
   days on market $66,000 Active 239 DOM
4. 2026-06-16
   days on market $66,000 Active 238 DOM
5. 2026-06-15
   days on market $66,000 Active 237 DOM
6. 2026-06-14
   days on market $66,000 Active 235 DOM
7. 2026-06-13
   days on market $66,000 Active 234 DOM
8. 2026-06-10
   days on market $66,000 Active 232 DOM
9. 2026-06-09
   days on market $66,000 Active 231 DOM
10. 2026-06-08
    days on market $66,000 Active 230 DOM
11. 2026-06-07
    days on market $66,000 Active 229 DOM
12. 2026-06-05
    days on market $66,000 Active 226 DOM
13. 2026-06-03
    days on market $66,000 Active 225 DOM
14. 2026-06-02
    days on market $66,000 Active 224 DOM
15. 2026-06-01
    days on market $66,000 Active 223 DOM
16. 2026-05-31
    days on market $66,000 Active 222 DOM
17. 2026-05-30
    days on market $66,000 Active 221 DOM
18. 2025-10-02
    listed $66,000 Active 623-char remark

    Show marketing remark (623 chars)

    Consistent cash flow! Strong management! This portfolio offers immediate income with upside potential, ideal for investors looking to scale quickly with performing rental properties. Whether you're expanding your holdings or entering multi-unit ownership, this opportunity delivers both traction and potential. Seven of the eight properties are currently tenant-occupied with reliable rent history and oversight already in place. Sold only as a package. Do not disturb the tenants please. Inquire for rent rolls, financials, and details. MLS #s 21076853, 21076853, 21075921, 21075918, 21075673, 21075666, 21074347, 21074229

19. 2025-07-23
    historical
20. 2025-04-25
    historical $800
21. 2025-03-28
    listed $800
22. 2025-02-03
    listed $350,000 Active
23. 2023-02-03
    status Pending
24. 2023-02-03
    listed $54,000 Active
25. 2023-02-03
    historical
26. 2022-04-02
    price $795
27. 2022-02-01
    soldstatus $45,000
28. 2020-11-02
    soldstatus $465,200
29. 2019-03-04
    soldstatus $952,900
30. 2004-08-04
    soldstatus
31. 2001-04-23
    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: $588 · $49/mo
• Projected year-2 tax: $588 · $49/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 6/10 Major 7 d/yr ≥111°F today · 21 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: $9,882
• − Mortgage interest: −$3,697
• − Property taxes: −$588
• − Insurance: −$330
• − Repairs & maintenance: −$791
• − Management: −$791
• − Depreciation: −$1,920
• Taxable income: $1,766
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $2,312/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

-93.1% since first listed

14 events — show timeline

• 2025-10-02 Listed $66,000 NTREIS
• 2025-07-23 Listing Removed — NTREIS
• 2025-04-25 Rental Removed $800 APPFOLIO
• 2025-03-28 Listed for Rent $800 APPFOLIO
• 2025-02-03 Listed $350,000 NTREIS
• 2023-02-03 Pending — NTREIS
• 2023-02-03 Listing Removed — NTREIS
• 2023-02-03 Listed $54,000 NTREIS
• 2022-04-02 Price Changed $795 RENT.
• 2022-02-01 Sold (Public Records) $45,000 Public Records
• 2020-11-02 Sold (Public Records) $465,200 Public Records
• 2019-03-04 Sold (Public Records) $952,900 Public Records
• 2004-08-04 Sold (Public Records) — Public Records
• 2001-04-23 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $588 · +0.4% YoY. Source: county tax records.