956 Robinson Cutoff · Vinton, LA 70668

$135,000

3 bd · 2.0 ba · 1,687 sqft · Manufactured · 49 Days on market

Built 1998 Average condition 6.00 ac lot $80/sqft · at area comps Est $131k · at est. ↓ 18% 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 +26.3/30.0
• DSCR +8.9/10.0
• Appreciation +6.1/10.0
• ARV discount +6.0/15.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Spacious 3-bedroom, 2-bath 1998 double-wide manufactured home situated on 6 beautiful acres. The primary suite features a private bathroom with both a garden tub and separate shower. The living area offers a cozy wood-burning fireplace, creating a warm and inviting atmosphere. Major updates include a metal roof and HVAC system (inside and outside units), both replaced within the last five years. The property is equipped with both well water and access to community water, along with a mechanical septic system. Outside amenities are abundant and ideal for country living or recreational use, including a 20x20 carport, 20x26 two-stall boat awning, 20x30 metal awning, 20x24 shed, and an 8x8 smokehouse. Enjoy entertaining on the large 20x20 covered back porch, 10x10 chicken coop.

Key facts

• Metal roof
• Community water
• Private bathroom

Tags

• PRIVATE BATHROOM
• WOOD-BURNING FIREPLACE
• METAL ROOF
• HVAC SYSTEM
• WELL WATER
• COMMUNITY WATER

Property features AI

Exterior

• Home design: Manufactured home; Single-story
• Exterior features: Approximately 289 x 846 x 284 x 848 lot dimensions; Approximately 6-acre lot; Zoned residential

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% 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: 49 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 ($933 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

• ARV (median comp): $130,785
• List price: $135,000
• Delta: 3.22%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.0%
• Equity multiple: 1.88×
• Total profit: $33,099
• Equity at exit: $55,141

10-year hold

• IRR: 18.2%
• Equity multiple: 3.47×
• Total profit: $93,454
• Equity at exit: $80,885

Cash invested: $37,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $347

Break-even live

Break-even rent $1,002

Max offer price $135,000

Occupancy floor 71%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $135,000 Active 49 DOM
2. 2026-06-18
   days on market $135,000 Active 48 DOM
3. 2026-06-17
   days on market $135,000 Active 47 DOM
4. 2026-06-16
   days on market $135,000 Active 46 DOM
5. 2026-06-15
   listing id $135,000 Active 45 DOM
6. 2026-06-15
   days on market $135,000 Active 45 DOM
7. 2026-06-14
   days on market $135,000 Active 43 DOM
8. 2026-06-13
   days on market $135,000 Active 42 DOM
9. 2026-06-10
   days on market $135,000 Active 40 DOM
10. 2026-06-09
    days on market $135,000 Active 39 DOM
11. 2026-06-08
    days on market $135,000 Active 38 DOM
12. 2026-06-07
    days on market $135,000 Active 37 DOM
13. 2026-06-05
    days on market $135,000 Active 34 DOM
14. 2026-06-02
    days on market $135,000 Active 32 DOM
15. 2026-06-01
    days on market $135,000 Active 31 DOM
16. 2026-05-31
    days on market $135,000 Active 30 DOM
17. 2026-05-30
    days on market $135,000 Active 29 DOM
18. 2026-05-01
    listed $135,000 Active 784-char remark

    Show marketing remark (784 chars)

    Spacious 3-bedroom, 2-bath 1998 double-wide manufactured home situated on 6 beautiful acres. The primary suite features a private bathroom with both a garden tub and separate shower. The living area offers a cozy wood-burning fireplace, creating a warm and inviting atmosphere. Major updates include a metal roof and HVAC system (inside and outside units), both replaced within the last five years. The property is equipped with both well water and access to community water, along with a mechanical septic system. Outside amenities are abundant and ideal for country living or recreational use, including a 20x20 carport, 20x26 two-stall boat awning, 20x30 metal awning, 20x24 shed, and an 8x8 smokehouse. Enjoy entertaining on the large 20x20 covered back porch, 10x10 chicken coop.

19. 2026-05-01
    listed $135,000 Active 784-char remark

    Show marketing remark (784 chars)

    Spacious 3-bedroom, 2-bath 1998 double-wide manufactured home situated on 6 beautiful acres. The primary suite features a private bathroom with both a garden tub and separate shower. The living area offers a cozy wood-burning fireplace, creating a warm and inviting atmosphere. Major updates include a metal roof and HVAC system (inside and outside units), both replaced within the last five years. The property is equipped with both well water and access to community water, along with a mechanical septic system. Outside amenities are abundant and ideal for country living or recreational use, including a 20x20 carport, 20x26 two-stall boat awning, 20x30 metal awning, 20x24 shed, and an 8x8 smokehouse. Enjoy entertaining on the large 20x20 covered back porch, 10x10 chicken coop.

20. 2026-04-21
    price $149,000
21. 2026-04-04
    price $157,000
22. 2026-02-20
    price $165,000

ⓘ 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: $332 · $28/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$411/yr (+$34/mo · 123.7%)

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

Taxation est. · year 1

• Rental income: $17,306
• − Mortgage interest: −$7,562
• − Property taxes: −$332
• − Insurance: −$675
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$3,927
• Taxable income: $2,041
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $3,680/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

The home requires moderate renovations to update the kitchen and bathrooms, paint interior walls, and replace flooring. These updates will significantly enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate flooring — carpeted and dated
• Moderate interior walls/paint — neutral paint

Value-add opportunities

• Resale update kitchen cabinets and fixtures — modernizing the kitchen
• Resale update bathroom fixtures and flooring — modernizing the bathrooms
• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace flooring — enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
flooring · carpeted and dated	Moderate	$3,000–15,000
interior walls/paint · neutral paint	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale update kitchen cabinets and fixtures — modernizing the kitchen ↑
• Resale update bathroom fixtures and flooring — modernizing the bathrooms ↑
• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace flooring — enhances curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-18.2% since first listed

5 events — show timeline

• 2026-05-01 Listed $135,000 GFPAR
• 2026-05-01 Listed $135,000 SWLAR
• 2026-04-21 Price Changed $149,000 GFPAR
• 2026-04-04 Price Changed $157,000 GFPAR
• 2026-02-20 Price Changed $165,000 GFPAR

Property tax history

+0.9%/yr

Latest (2025): $332 · +0.9% YoY. Source: county tax records.