Riley Plan · Sulphur, LA 70665

$286,000

4 bd · 2.0 ba · 1,816 sqft · SingleFamily · 107 Days on market

Good condition

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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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

None

Key facts

• 2 garage spots
• Listed 106 days

🏗️ New construction. The $286,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,738.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $286k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $833 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $286k).
• Recommended offer: $260k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#48 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: crime D-, amenities F, commute 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: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Recommended offer $260,260 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.94%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $275,738
• List price: $286,000
• Delta: 3.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Leawood Ave	0.22mi	4/2.0	1,959 (+8%)	2mo	$225,000	$115	75
213 Pipers Ln	0.51mi	4/2.0	1,817 (+0%)	4mo	$248,000	$136	73
329 Paisley Pkwy	0.42mi	3/2.0 (-1)	1,826 (+1%)	2mo	$221,000	$121	72
308 Paisley Pkwy	0.46mi	3/2.0 (-1)	1,755 (-3%)	3mo	$233,000	$133	65
216 Pipers Ln	0.51mi	3/2.0 (-1)	1,738 (-4%)	3mo	$240,000	$138	62
277 Paisley Pkwy	0.47mi	3/2.0 (-1)	1,616 (-11%)	2mo	$214,000	$132	53
305 Paisley Pkwy	0.44mi	3/2.0 (-1)	1,618 (-11%)	4mo	$217,000	$134	53
200 Pipers Ln	0.55mi	3/2.0 (-1)	1,703 (-6%)	15mo	$235,000	$138	47
224 Pipers Ln	0.48mi	3/2.0 (-1)	1,641 (-10%)	12mo	$233,900	$143	46
235 Aston Ln	0.49mi	3/2.0 (-1)	1,563 (-14%)	10mo	$214,000	$137	41
133 Keaton Ct	0.71mi	3/2.0 (-1)	1,689 (-7%)	14mo	$218,500	$129	39
141 Abella Way	0.68mi	3/2.0 (-1)	1,570 (-14%)	14mo	$220,000	$140	29

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $8,404
• Equity at exit: $41,113

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $75,818
• Equity at exit: $23,841

Cash invested: $77,207 (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 70665

• Active inventory: 236
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,466 medium
• Mortgage (P&I): −$1,446
• Tax est. 1.5%: −$345 /mo · $4,136/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $833

Break-even live

Break-even rent $2,412

Max offer price $275,738

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: $68,935
• Closing costs: $8,272
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	43d	1	0.43mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	13d	10	0.59mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	43d	1	1.14mi

Listing history 17 events

1. 2026-06-19
   days on market $286,000 Active 107 DOM
2. 2026-06-18
   days on market $286,000 Active 106 DOM
3. 2026-06-17
   days on market $286,000 Active 105 DOM
4. 2026-06-16
   days on market $286,000 Active 104 DOM
5. 2026-06-15
   days on market $286,000 Active 103 DOM
6. 2026-06-14
   days on market $286,000 Active 101 DOM
7. 2026-06-13
   days on market $286,000 Active 100 DOM
8. 2026-06-10
   days on market $286,000 Active 98 DOM
9. 2026-06-09
   days on market $286,000 Active 97 DOM
10. 2026-06-08
    days on market $286,000 Active 96 DOM
11. 2026-06-07
    days on market $286,000 Active 95 DOM
12. 2026-06-05
    days on market $286,000 Active 92 DOM
13. 2026-06-02
    days on market $286,000 Active 90 DOM
14. 2026-06-01
    days on market $286,000 Active 89 DOM
15. 2026-05-31
    days on market $286,000 Active 88 DOM
16. 2026-05-30
    days on market $286,000 Active 87 DOM
17. 2026-03-04
    listed $286,000 Active 4-char remark

    Show marketing remark (4 chars)

    None

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $41,593
• − Mortgage interest: −$15,446
• − Property taxes: −$4,136
• − Insurance: −$1,379
• − Repairs & maintenance: −$3,327
• − Management: −$3,327
• − Depreciation: −$8,021
• Taxable income: $5,957
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $8,562/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 · 1 photo

Good 80/100 Cosmetic rehab

This home is in good condition with a good exterior and interior. It has potential for minor cosmetic upgrades to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants.
• Both Upgrading the landscaping with drought-tolerant plants — Drought-tolerant plants can reduce maintenance costs and improve the home's appearance.
• Both Adding a smart home system — A smart home system can increase the home's value by making it more energy-efficient and convenient for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Upgrading the landscaping with drought-tolerant plants — Drought-tolerant plants can reduce maintenance costs and improve the home's appearance. ↑
• Both Adding a smart home system — A smart home system can increase the home's value by making it more energy-efficient and convenient for potential buyers/tenants. ↑

ⓘ 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 — Sulphur

• Score: 71/100
• State rank: #48
• US rank: #7164

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment C+ Housing A+ Health & safety A User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sulphur, LA
• City population: 27,799
• Population (ZIP): 12,891

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -91.65%
• Current HPI: 99.2379
• 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

1 event — show timeline

• 2026-03-04 Listed $286,000 Zillow