2360 Royal Oak Ln · Sulphur, LA 70663

$225,000

4 bd · 2.0 ba · 2,200 sqft · Land · 123 Days on market

Built 1970

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• 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

Remodeled duplex in Sulphur featuring two updated 2BR/1BA units, fully renovated in 2021 with modern finishes, refreshed kitchens and baths, upgraded flooring, and move-in-ready interiors. Ideal for investors or owner-occupants seeking strong rental potential in a convenient, centrally located neighborhood. Low-maintenance property with solid income opportunity.

Key facts

• Updated units
• Refreshed kitchens
• Remodeled duplex

Tags

• REMODELED DUPLEX
• UPDATED UNITS
• REFRESHED KITCHENS
• UPGRADED FLOORING
• MOVE-IN-READY INTERIORS
• STRONG RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $225k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $198k (12.0% 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: Rents rising fast (+7.7%/yr); 291 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 43% 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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $225k implies a 226% gain — meaningful room to come down on a strong offer.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.65% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-7,202
• Equity at exit: $33,548

10-year hold

• IRR: 11.4%
• Equity multiple: 2.08×
• Total profit: $68,252
• Equity at exit: $19,454

Cash invested: $63,000 (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 70663

• Rents YoY: 7.7%
• Active inventory: 291
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,323 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $280

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 83%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	43d	1	0.80mi
708 Alabama St Sulphur, LA	4.0	2.5	2335	$2,800	$1.20	21d	1	0.94mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	43d	1	1.20mi
1016 Jacques Dr Sulphur, LA	4.0	3.0	2350	$3,000	$1.28	43d	1	1.27mi

Listing history 22 events

1. 2026-06-19
   days on market $225,000 Active 123 DOM
2. 2026-06-18
   days on market $225,000 Active 122 DOM
3. 2026-06-17
   days on market $225,000 Active 121 DOM
4. 2026-06-16
   days on market $225,000 Active 120 DOM
5. 2026-06-15
   days on market $225,000 Active 119 DOM
6. 2026-06-14
   days on market $225,000 Active 117 DOM
7. 2026-06-13
   days on market $225,000 Active 116 DOM
8. 2026-06-10
   days on market $225,000 Active 114 DOM
9. 2026-06-09
   days on market $225,000 Active 113 DOM
10. 2026-06-08
    days on market $225,000 Active 112 DOM
11. 2026-06-07
    days on market $225,000 Active 111 DOM
12. 2026-06-05
    days on market $225,000 Active 108 DOM
13. 2026-06-02
    days on market $225,000 Active 106 DOM
14. 2026-06-01
    days on market $225,000 Active 105 DOM
15. 2026-05-31
    days on market $225,000 Active 104 DOM
16. 2026-05-30
    days on market $225,000 Active 103 DOM
17. 2026-03-27
    price $225,000 364-char remark

    Show marketing remark (364 chars)

    Remodeled duplex in Sulphur featuring two updated 2BR/1BA units, fully renovated in 2021 with modern finishes, refreshed kitchens and baths, upgraded flooring, and move-in-ready interiors. Ideal for investors or owner-occupants seeking strong rental potential in a convenient, centrally located neighborhood. Low-maintenance property with solid income opportunity.

18. 2026-03-05
    price $230,000 364-char remark

    Show marketing remark (364 chars)

    Remodeled duplex in Sulphur featuring two updated 2BR/1BA units, fully renovated in 2021 with modern finishes, refreshed kitchens and baths, upgraded flooring, and move-in-ready interiors. Ideal for investors or owner-occupants seeking strong rental potential in a convenient, centrally located neighborhood. Low-maintenance property with solid income opportunity.

19. 2026-02-16
    listed $250,000 Active 364-char remark

    Show marketing remark (364 chars)

    Remodeled duplex in Sulphur featuring two updated 2BR/1BA units, fully renovated in 2021 with modern finishes, refreshed kitchens and baths, upgraded flooring, and move-in-ready interiors. Ideal for investors or owner-occupants seeking strong rental potential in a convenient, centrally located neighborhood. Low-maintenance property with solid income opportunity.

20. 2023-01-06
    soldstatus 653-char remark

    Show marketing remark (653 chars)

    Duplex could be great investment for new owner. Live on one side and rent out the other! Unit A is two bedrooms/one bath and one level. Unit A measures 1,008 ft. Unit B has two bedrooms and one bathroom UPSTAIRS. Kitchen and living room on the main level. Unit B measures 1,068 ft. Steep staircase leads upstairs in Unit B please use caution with when ascending and descending. Note: there is not a laundry facility in either unit but storage unit on side of home could contain laundry for both units. Unit B has a spiral staircase outside that leads to one of the bedrooms. Vacant lot next door has a different owner. All measurements are more or less.

21. 2022-10-12
    listed $80,000 653-char remark

    Show marketing remark (653 chars)

    Duplex could be great investment for new owner. Live on one side and rent out the other! Unit A is two bedrooms/one bath and one level. Unit A measures 1,008 ft. Unit B has two bedrooms and one bathroom UPSTAIRS. Kitchen and living room on the main level. Unit B measures 1,068 ft. Steep staircase leads upstairs in Unit B please use caution with when ascending and descending. Note: there is not a laundry facility in either unit but storage unit on side of home could contain laundry for both units. Unit B has a spiral staircase outside that leads to one of the bedrooms. Vacant lot next door has a different owner. All measurements are more or less.

22. 2004-10-08
    soldstatus $69,000

ⓘ 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: $27,875
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − Depreciation: −$6,545
• Taxable loss: −$234
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $3,418/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

+226.1% since first listed

6 events — show timeline

• 2026-03-27 Price Changed $225,000 SWLAR
• 2026-03-05 Price Changed $230,000 SWLAR
• 2026-02-16 Listed $250,000 SWLAR
• 2023-01-06 Sold (MLS) — SWLAR
• 2022-10-12 Listed $80,000 SWLAR
• 2004-10-08 Sold (Public Records) $69,000 Public Records

Property tax history

-16.2%/yr

Latest (2025): $105 · +0.8% YoY. Source: county tax records.