613 Palumbo St · Sulphur, LA 70663

$154,900

3 bd · 2.0 ba · 1,912 sqft · SingleFamily · 24 Days on market

Built 1985 0.57 ac lot Est $166k · 7% under

---

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 +25.5/30.0
• ARV discount +10.6/15.0
• DSCR +8.5/10.0
• 1% rule +5.5/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated and move-in ready, this spacious 3-bedroom, 2-bath home in Sulphur offers approximately 1,912 square feet of living space with a warm, inviting feel and numerous major improvements already completed. From the moment you arrive, the mature landscaping, fresh exterior updates, and charming curb appeal create an inviting first impression. Inside, the home features a functional layout with large living spaces, abundant natural light, and a comfortable flow designed for both everyday living and entertaining. The oversized living room offers plenty of space for larger furniture arrangements and gathering areas, while updated flooring and fresh finishes throughout give the home

Key facts

• Charming curb appeal
• Updated flooring
• Mature landscaping

Tags

• MATURE LANDSCAPING
• FRESH EXTERIOR UPDATES
• CHARMING CURB APPEAL
• OVERSIZED LIVING ROOM
• UPDATED FLOORING
• FRESH FINISHES

Property features AI

Finance

• Other: Lot approximately 0.57 acres (210 x 118.75); Branded and unbranded virtual tours available

Exterior

• Parking: 2 total parking spaces; 2-car carport; Open parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story; Residential zoning; No common walls; No common interest
• Construction: Vinyl siding; Raised foundation; Shingle roof; Built as a house (single-family)
• Exterior features: City lot with irregular shape; No fencing; No pool or spa

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Built-in features; Ceiling fans; Open floor plan; Accessible full bath
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% 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+, health & safety 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.
• Zoned schools: Cypress Cove Elementary School (math 42% / reading 60%, grade C-, #120 of 646 statewide, top 19%, 512 students, 61% FRL); Leblanc Middle School (math 23% / reading 45%, grade F, #95 of 218 statewide, top 45%, 399 students, 62% FRL); Sulphur High School (math 36% / reading 53%, grade F, #58 of 265 statewide, top 23%, 2,043 students, 47% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 294 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).
• This rent runs 30% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 7.7% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $155k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $152,576 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $166,344
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
652 Brady St	0.25mi	3/2.0	2,131 (+12%)	2mo	$211,450	$99	68
409 W Lyons St W	0.40mi	3/2.0	1,940 (+2%)	16mo	$72,000	$37	66
751 E Carlton St E	0.74mi	3/1.0	1,885 (-1%)	1mo	$55,000	$29	58
208 Roberta Cir	0.44mi	3/2.5	2,150 (+12%)	4mo	$209,000	$97	53
733 Woodland St	0.46mi	2/3.0 (-1)	1,770 (-7%)	10mo	$139,000	$79	48
1031 W Verdine St W	0.61mi	4/3.0 (+1)	1,773 (-7%)	12mo	$155,000	$87	40

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 · 7.65% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.14×
• Total profit: $5,866
• Equity at exit: $23,096

10-year hold

• IRR: 16.6%
• Equity multiple: 2.63×
• Total profit: $70,481
• Equity at exit: $13,393

Cash invested: $43,372 (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 70663

• Rents YoY: 7.7%
• Active inventory: 294
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $362

Break-even live

Break-even rent $1,165

Max offer price $154,900

Occupancy floor 73%

Sensitivity live

Price	-10% $450	-5% $406	+0% $362	+5% $319	+10% $275
Rent	-10% $234	-5% $298	+0% $362	+5% $427	+10% $491
Rate	-1.0pp $440	-0.5pp $402	base $362	+0.5pp $322	+1.0pp $281

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	45d	1	1.18mi

Listing history 17 events

1. 2026-06-21
   days on market $154,900 Active 24 DOM
2. 2026-06-19
   days on market $154,900 Active 22 DOM
3. 2026-06-18
   price $154,900 Active 21 DOM
4. 2026-06-18
   days on market $159,900 Active 21 DOM
5. 2026-06-17
   days on market $159,900 Active 20 DOM
6. 2026-06-16
   days on market $159,900 Active 19 DOM
7. 2026-06-15
   days on market $159,900 Active 18 DOM
8. 2026-06-14
   days on market $159,900 Active 16 DOM
9. 2026-06-13
   days on market $159,900 Active 15 DOM
10. 2026-06-10
    days on market $159,900 Active 13 DOM
11. 2026-06-09
    days on market $159,900 Active 12 DOM
12. 2026-06-08
    days on market $159,900 Active 11 DOM
13. 2026-06-07
    days on market $159,900 Active 10 DOM
14. 2026-06-05
    status $159,900 Active 7 DOM
15. 2026-05-20
    listed $159,900 Active
16. 2026-02-10
    soldstatus
17. 1996-01-26
    soldstatus $49,000

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$332/yr (+$28/mo · 63.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $19,483
• − Mortgage interest: −$8,677
• − Property taxes: −$520
• − Insurance: −$774
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$4,506
• Taxable income: $1,888
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $3,896/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 — 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
• County: Calcasieu Parish · 170,889 people
• City population: 27,799
• Metro: Lake Charles, LA
• Population (ZIP): 27,799
• Household income: $64,707
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 197.0

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 (82%)
• Race & ethnicity: White 82% Black 8% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 13% Slovak 2% Scandinavian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% 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: ▼ -104.29%
• Current HPI: 100.0895
• Rent YoY: ▲ 7.65%
• Metro: Lake Charles, LA
• 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

+226.3% since first listed

3 events — show timeline

• 2026-05-20 Listed $159,900 SWLAR
• 2026-02-10 Sold (Public Records) — Public Records
• 1996-01-26 Sold (Public Records) $49,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $520 · +0.7% YoY. Source: county tax records.