1401 Forest Ln · Sulphur, LA 70663

$214,900

4 bd · 2.0 ba · 1,760 sqft · SingleFamily · 51 Days on market

Built 1966 0.51 ac lot $122/sqft · 6% below area Est $228k · 6% under

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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 +26.0/30.0
• ARV discount +10.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.6/10.0
• 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 MLS

Corner lot in Sulphur offering commercial and residential zoning with major system upgrades already completed, including new wiring, new HVAC, and a new roof. The 1,626 sq ft structure features 3 bedrooms and 1.5 bathrooms, a one-car garage, and was built in 1966. The flexible layout makes this property suitable for residential use, office space, or investment purposes. Property is being sold AS IS. Sellers will make no repairs. Convenient location with good visibility and access to major roadways.

Key facts

• Quartz countertops
• Gorgeous kitchen
• Move in ready

Tags

• REMODELED FROM THE GROUND UP
• MOVE IN READY
• OPEN INVITING LAYOUT
• LUXURY VINYL PLANK FLOORING
• GORGEOUS KITCHEN
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Appliances included
• HOA & community: Curbs; Fishing; Golf; Lake access; Park; Street lights

Exterior

• Parking: Attached carport; Detached/attached garage with 1 space; Circular driveway; Concrete driveway; Open parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single-family residence; One-story; Updated / remodeled; No common walls
• Construction: Brick and concrete construction; Blown-in insulation; Shingle roof; Slab foundation; Built as a house
• Exterior features: Front porch; Rear porch; Wooded lot; Paved road; City street frontage; Has a view

Interior

• Kitchen: Dishwasher; Electric oven; Free-standing range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; Pantry; Stone countertops
• Laundry & utility: Laundry room with electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $208k (3.0% 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+, 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: Maplewood Elementary (math 23% / reading 38%, grade F, #324 of 646 statewide, top 51%, 651 students, 55% FRL); Maplewood Middle School (math 31% / reading 50%, grade F, #62 of 218 statewide, top 29%, 335 students, 50% FRL); Sulphur High School (math 36% / reading 53%, grade F, #58 of 265 statewide, top 23%, 2,043 students, 47% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 291 active listings in the ZIP; 6 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).
• This rent runs 42% 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 $6k 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 $60k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($208k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.06% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.9

CMA / ARV

• ARV (median comp): $227,543
• List price: $214,900
• Delta: -5.56%
• 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
1415 Beth St	0.14mi	3/2.0 (-1)	1,832 (+4%)	3mo	$225,000	$123	79
2405 Mary Ann Dr	0.40mi	4/2.0	1,681 (-4%)	3mo	$159,000	$95	71
515 N Lebanon St N	0.40mi	3/2.0 (-1)	1,728 (-2%)	7mo	$179,700	$104	68
2505 Jayson St	0.41mi	4/2.0	1,913 (+9%)	1mo	$195,000	$102	66
806 Frederick St	0.46mi	3/2.0 (-1)	1,788 (+2%)	11mo	$108,765	$61	62
2807 Mary Ann Dr	0.47mi	4/2.0	1,870 (+6%)	8mo	$209,000	$112	61
608 Shady Ln	0.24mi	3/3.0 (-1)	1,903 (+8%)	8mo	$215,000	$113	59
868 S Post Oak Rd S	0.55mi	4/2.0	1,910 (+8%)	5mo	$234,000	$123	56
2638 Saint Joseph St	0.38mi	3/2.0 (-1)	1,578 (-10%)	7mo	$239,900	$152	55
202 Lynn Ln Ln	0.68mi	3/1.5 (-1)	1,728 (-2%)	8mo	$185,000	$107	52
2200 Tammy St	0.68mi	3/2.0 (-1)	1,700 (-3%)	9mo	$191,000	$112	50
1005 Michelle Dr	0.63mi	3/2.0 (-1)	1,992 (+13%)	11mo	$285,000	$143	34

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $10,476
• Equity at exit: $32,042

10-year hold

• IRR: 17.4%
• Equity multiple: 2.71×
• Total profit: $103,178
• Equity at exit: $18,581

Cash invested: $60,172 (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: 291
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,276 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $538

Break-even live

Break-even rent $1,595

Max offer price $214,900

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	44d	1	0.26mi
1016 Jacques Dr Sulphur, LA	4.0	3.0	2350	$3,000	$1.28	44d	1	0.57mi
708 Alabama St Sulphur, LA	4.0	2.5	2335	$2,800	$1.20	21d	1	0.79mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	44d	1	0.96mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	13d	1	0.98mi
103 Jackson Ave Sulphur, LA	4.0	2.0	2114	$4,500	$2.13	44d	1	1.29mi

Listing history 22 events

1. 2026-06-19
   days on market $214,900 Active 51 DOM
2. 2026-06-18
   days on market $214,900 Active 50 DOM
3. 2026-06-17
   days on market $214,900 Active 49 DOM
4. 2026-06-16
   days on market $214,900 Active 48 DOM
5. 2026-06-15
   price $214,900 Active 47 DOM
6. 2026-06-15
   days on market $219,900 Active 47 DOM
7. 2026-06-14
   days on market $219,900 Active 45 DOM
8. 2026-06-13
   days on market $219,900 Active 44 DOM
9. 2026-06-10
   days on market $219,900 Active 42 DOM
10. 2026-06-09
    days on market $219,900 Active 41 DOM
11. 2026-06-08
    days on market $219,900 Active 40 DOM
12. 2026-06-07
    days on market $219,900 Active 39 DOM
13. 2026-06-05
    days on market $219,900 Active 36 DOM
14. 2026-06-02
    days on market $219,900 Active 34 DOM
15. 2026-06-01
    days on market $219,900 Active 33 DOM
16. 2026-05-31
    days on market $219,900 Active 32 DOM
17. 2026-05-30
    days on market $219,900 Active 31 DOM
18. 2026-04-29
    listed $224,999 Active 1199-char remark
19. 2026-02-02
    soldstatus Closed 503-char remark

    Show marketing remark (503 chars)

    Corner lot in Sulphur offering commercial and residential zoning with major system upgrades already completed, including new wiring, new HVAC, and a new roof. The 1,626 sq ft structure features 3 bedrooms and 1.5 bathrooms, a one-car garage, and was built in 1966. The flexible layout makes this property suitable for residential use, office space, or investment purposes. Property is being sold AS IS. Sellers will make no repairs. Convenient location with good visibility and access to major roadways.

20. 2026-01-19
    status Pending 503-char remark

    Show marketing remark (503 chars)

    Corner lot in Sulphur offering commercial and residential zoning with major system upgrades already completed, including new wiring, new HVAC, and a new roof. The 1,626 sq ft structure features 3 bedrooms and 1.5 bathrooms, a one-car garage, and was built in 1966. The flexible layout makes this property suitable for residential use, office space, or investment purposes. Property is being sold AS IS. Sellers will make no repairs. Convenient location with good visibility and access to major roadways.

21. 2026-01-14
    price $100,000 503-char remark

    Show marketing remark (503 chars)

    Corner lot in Sulphur offering commercial and residential zoning with major system upgrades already completed, including new wiring, new HVAC, and a new roof. The 1,626 sq ft structure features 3 bedrooms and 1.5 bathrooms, a one-car garage, and was built in 1966. The flexible layout makes this property suitable for residential use, office space, or investment purposes. Property is being sold AS IS. Sellers will make no repairs. Convenient location with good visibility and access to major roadways.

22. 2026-01-13
    listed $150,000 Active 503-char remark

    Show marketing remark (503 chars)

    Corner lot in Sulphur offering commercial and residential zoning with major system upgrades already completed, including new wiring, new HVAC, and a new roof. The 1,626 sq ft structure features 3 bedrooms and 1.5 bathrooms, a one-car garage, and was built in 1966. The flexible layout makes this property suitable for residential use, office space, or investment purposes. Property is being sold AS IS. Sellers will make no repairs. Convenient location with good visibility and access to major roadways.

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $1,182 · $98/mo
• Expected delta: +$655/yr (+$55/mo · 124.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $27,315
• − Mortgage interest: −$12,038
• − Property taxes: −$527
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − Depreciation: −$6,252
• Taxable income: $3,054
• Est. tax owed @ 24.0%: −$733
• After-tax cash flow: $5,721/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

+43.3% since first listed

7 events — show timeline

• 2026-06-15 Price Changed $214,900 SWLAR
• 2026-05-28 Price Changed $219,900 SWLAR
• 2026-04-29 Listed $224,999 SWLAR
• 2026-02-02 Sold (MLS) — SWLAR
• 2026-01-19 Pending — SWLAR
• 2026-01-14 Price Changed $100,000 SWLAR
• 2026-01-13 Listed $150,000 SWLAR

Property tax history

-2.9%/yr

Latest (2025): $527 · +0.7% YoY. Source: county tax records.