5221 E Iona Dr Dr E · Carlyss, LA 70665

$275,000

4 bd · 2.0 ba · 2,108 sqft · SingleFamily · 297 Days on market

Built 1996 0.61 ac lot $130/sqft · at area comps Est $289k · at est.

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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 +9.7/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained home on the highest lot in the neighborhood. Large master suite with an updated bathroom, a spacious living room with built-in entertainment center, and multiple storage options including a full-length attic for longer term storage. Enjoy outdoor living with a covered back patio perfect for entertaining, a large open yard. The property also features a two-car garage, connected outdoor storage room plus a driveway that fits 6+ vehicles. With its prime location in a highly sought-after school district and close to many new LNG plants, this home offers comfort, convenience, and lasting value. Flood insurance only $77.58 per month. (See attached policy)

Key facts

• Large open yard
• Covered back patio
• Updated bathroom

Tags

• UPDATED BATHROOM
• BUILT-IN ENTERTAINMENT CENTER
• COVERED BACK PATIO
• LARGE OPEN YARD
• CONNECTED OUTDOOR STORAGE ROOM
• DRIVEWAY THAT FITS 6 VEHICLES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 8.3% in Carlyss — 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 61/100 on livability (#237 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; 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.
• Zoned schools: Cypress Cove Elementary School (math 42% / reading 60%, grade C-, #120 of 646 statewide, top 19%, 512 students, 61% FRL); W. W. Lewis Middle School (math 33% / reading 48%, grade F, #62 of 218 statewide, top 29%, 777 students, 49% FRL); Sulphur High School (math 36% / reading 53%, grade F, #58 of 265 statewide, top 23%, 2,043 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 236 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.64% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.51%
• DSCR: 2.27
• GRM: 5.1

CMA / ARV

• ARV (median comp): $289,301
• List price: $275,000
• Delta: -4.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5276 Rock Dr	0.11mi	3/2.0 (-1)	1,818 (-14%)	2mo	$280,000	$154	65
2061 S Red Oak Forest Ln	0.58mi	4/2.5	2,350 (+12%)	7mo	$330,000	$140	46
1987 N Red Oak Forest Ln N	0.72mi	3/2.0 (-1)	1,913 (-9%)	21mo	$348,000	$182	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: 14.6%
• Equity multiple: 1.58×
• Total profit: $45,008
• Equity at exit: $41,003

10-year hold

• IRR: 23.4%
• Equity multiple: 3.01×
• Total profit: $155,145
• Equity at exit: $23,777

Cash invested: $77,000 (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: 5.1×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$169 /mo · $2,027/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $1,403

Break-even live

Break-even rent $2,724

Max offer price $275,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,559	-5% $1,481	+0% $1,403	+5% $1,325	+10% $1,247
Rent	-10% $1,047	-5% $1,225	+0% $1,403	+5% $1,581	+10% $1,758
Rate	-1.0pp $1,541	-0.5pp $1,473	base $1,403	+0.5pp $1,332	+1.0pp $1,259

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2385 Leonard Rd Sulphur, LA	4.0	2.0	2723	$4,500	$1.65	45d	1	0.98mi

Listing history 25 events

1. 2026-06-21
   days on market $275,000 Active 297 DOM
2. 2026-06-19
   days on market $275,000 Active 295 DOM
3. 2026-06-18
   days on market $275,000 Active 294 DOM
4. 2026-06-17
   days on market $275,000 Active 293 DOM
5. 2026-06-16
   days on market $275,000 Active 292 DOM
6. 2026-06-15
   days on market $275,000 Active 291 DOM
7. 2026-06-14
   days on market $275,000 Active 289 DOM
8. 2026-06-13
   days on market $275,000 Active 288 DOM
9. 2026-06-10
   days on market $275,000 Active 286 DOM
10. 2026-06-09
    days on market $275,000 Active 285 DOM
11. 2026-06-08
    days on market $275,000 Active 284 DOM
12. 2026-06-07
    days on market $275,000 Active 283 DOM
13. 2026-06-05
    days on market $275,000 Active 280 DOM
14. 2026-06-02
    days on market $275,000 Active 278 DOM
15. 2026-06-01
    days on market $275,000 Active 277 DOM
16. 2026-05-31
    days on market $275,000 Active 276 DOM
17. 2026-05-30
    days on market $275,000 Active 275 DOM
18. 2026-04-17
    price $275,000 680-char remark

    Show marketing remark (680 chars)

    Beautifully maintained home on the highest lot in the neighborhood. Large master suite with an updated bathroom, a spacious living room with built-in entertainment center, and multiple storage options including a full-length attic for longer term storage. Enjoy outdoor living with a covered back patio perfect for entertaining, a large open yard. The property also features a two-car garage, connected outdoor storage room plus a driveway that fits 6+ vehicles. With its prime location in a highly sought-after school district and close to many new LNG plants, this home offers comfort, convenience, and lasting value. Flood insurance only $77.58 per month. (See attached policy)

19. 2025-08-28
    listed $285,000 Active 680-char remark

    Show marketing remark (680 chars)

    Beautifully maintained home on the highest lot in the neighborhood. Large master suite with an updated bathroom, a spacious living room with built-in entertainment center, and multiple storage options including a full-length attic for longer term storage. Enjoy outdoor living with a covered back patio perfect for entertaining, a large open yard. The property also features a two-car garage, connected outdoor storage room plus a driveway that fits 6+ vehicles. With its prime location in a highly sought-after school district and close to many new LNG plants, this home offers comfort, convenience, and lasting value. Flood insurance only $77.58 per month. (See attached policy)

20. 2018-08-15
    soldstatus 137-char remark

    Show marketing remark (137 chars)

    Spacious 4 bed 2 bath home on a large, fenced lot. Home has recently been updated and lots of storage. All measurements are more or less.

21. 2018-08-15
    soldstatus $244,000

    Show marketing remark (137 chars)

    Spacious 4 bed 2 bath home on a large, fenced lot. Home has recently been updated and lots of storage. All measurements are more or less.

22. 2018-05-22
    listed $249,900 137-char remark

    Show marketing remark (137 chars)

    Spacious 4 bed 2 bath home on a large, fenced lot. Home has recently been updated and lots of storage. All measurements are more or less.

23. 2014-09-08
    soldstatus
24. 2014-09-08
    soldstatus $178,000
25. 2014-06-18
    listed $184,500

ⓘ 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: $2,027 · $169/mo
• Projected year-2 tax: $2,027 · $169/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 6/10 Major FEMA zone AE · 57% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $54,000
• − Mortgage interest: −$15,404
• − Property taxes: −$2,027
• − Insurance: −$6,494
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$8,000
• Taxable income: $13,435
• Est. tax owed @ 24.0%: −$3,224
• After-tax cash flow: $13,610/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 — Carlyss

• Score: 61/100
• State rank: #237
• US rank: #18031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+49.1% since first listed

8 events — show timeline

• 2026-04-17 Price Changed $275,000 SWLAR
• 2025-08-28 Listed $285,000 SWLAR
• 2018-08-15 Sold (Public Records) $244,000 Public Records
• 2018-08-15 Sold (MLS) — SWLAR
• 2018-05-22 Listed $249,900 SWLAR
• 2014-09-08 Sold (Public Records) $178,000 Public Records
• 2014-09-08 Sold (MLS) — SWLAR
• 2014-06-18 Listed $184,500 SWLAR

Property tax history

-0.7%/yr

Latest (2025): $2,027 · +1.2% YoY. Source: county tax records.