7067 Nixon St · Greenwood, LA 71033

$65,000

4 bd · 1.0 ba · 1,700 sqft · SingleFamily public records · 1 Days on market

Built 1850 0.35 ac lot ↓ 55% since listing

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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

THE CEDARS - A PIECE OF GREENWOOD HISTORY AWAITS 7067 Nixon Street, Greenwood, LA Step back in time with The Cedars — a stunning 1850s historic gem built by Eli Jenkins using hand-hewn timbers and named after the majestic cedar trees that still grace the property today. What Makes This Special: - Authentic 1800s construction with original character and charm - 5 spacious bedrooms with HIGH CEILINGS (3 with fireplaces!) - 1,700+ sq ft of living area + bedroom or media room upstairs - Massive wrap-around rear porch — perfect for entertaining - Separate 1-bed garage apartment (rental income potential!) - 2 additional storage buildings - Sitting on 3 full lots with fe

Key facts

• Historic gem
• Fenced grounds
• Hand-hewn timbers

Tags

• HISTORIC GEM
• HAND-HEWN TIMBERS
• MASSIVE WRAP-AROUND REAR PORCH
• SEPARATE GARAGE APARTMENT
• FENCED GROUNDS

Property features AI

Finance

• Other: Lot: approximately 0.2 acre (less than 0.5 acre); Subdivision: Greenwood; County: Caddo
• Financial info: Listing terms: Cash; Listing status: Active; Special listing condition: Real Estate Owned
• HOA & community: No association

Exterior

• Parking: On-street parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; Attached: Yes; Originally built in 1850; Entry level: 1; Two-story
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Partial fencing; Covered patio/porch

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (primary bedroom on level 1)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Eat-in kitchen; One living area; Two levels
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 15.3% 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: 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 $2k of equity ($449 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 ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago; this cycle's ask is 123% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $56k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $65,000

Questions for the listing agent

1. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.91% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.30%
• DSCR: 2.44
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $28,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7067 Nixon St	0.00mi	4/1.0	1,700 (0%)	1mo	$29,101	$17	99

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: 36.3%
• Equity multiple: 2.95×
• Total profit: $35,421
• Equity at exit: $25,341

10-year hold

• IRR: 37.5%
• Equity multiple: 5.79×
• Total profit: $87,196
• Equity at exit: $36,266

Cash invested: $18,200 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$124 /mo · $1,484/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $490

Break-even live

Break-even rent $622

Max offer price $65,000

Occupancy floor 56%

Sensitivity live

Price	-10% $527	-5% $508	+0% $490	+5% $471	+10% $453
Rent	-10% $392	-5% $441	+0% $490	+5% $539	+10% $588
Rate	-1.0pp $523	-0.5pp $506	base $490	+0.5pp $473	+1.0pp $456

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   remarks 687-char remark
2. 2026-06-18
   pricestatuslisting id $65,000 Active 1 DOM
3. 2026-06-01
   remarks 25-char remark
4. 2026-06-01
   listed $29,101 Pending 1 DOM

ⓘ 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: $1,484 · $124/mo
• Projected year-2 tax: $1,484 · $124/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 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: $14,909
• − Mortgage interest: −$3,641
• − Property taxes: −$1,484
• − Insurance: −$325
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$1,891
• Taxable income: $5,182
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $4,634/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

-55.2% since first listed

12 events — show timeline

• 2026-06-01 Pending — NTREIS
• 2026-06-01 Sold (MLS) — NTREIS
• 2026-05-29 Listed $29,101 NTREIS
• 2026-04-24 Sold (Public Records) $55,973 Public Records
• 2026-03-17 Sold (Public Records) $4,200 Public Records
• 2024-07-20 Price Changed $104,000 NTREIS
• 2024-01-11 Price Changed $114,900 NTREIS
• 2023-11-07 Price Changed $125,000 NTREIS
• 2023-09-09 Price Changed $134,900 NTREIS
• 2023-07-24 Listed $140,000 NTREIS
• 2018-08-31 Sold (Public Records) $65,000 Public Records
• 1979-12-17 Sold (Public Records) — Public Records

Property tax history

+30.3%/yr

Latest (2025): $1,484 · +0.4% YoY. Source: county tax records.