209 W Lee W · Sulphur, LA 70663

$175,000

3 bd · 2.0 ba · 1,525 sqft · SingleFamily · 58 Days on market

Built 1980 0.29 ac lot $115/sqft · 9% below area Est $192k · 9% 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 +17.9/30.0
• ARV discount +11.5/15.0
• DSCR +5.6/10.0
• Rent growth +4.4/5.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This gorgeous home was recently completely remodeled inside and out. The owner put upscale finishings with beautiful countertops throughout, tons of storage including a walk in pantry. The remodel work indluded all new electrical wiring, all new sheetrock and custom cabinetry built on-site. The walls are all double insullated and the HVAC is brand new including new duct work. 10 x 12 shed stays. You won't find anything like this in this price range.

Key facts

• Custom cabinetry
• Completely remodeled
• New sheetrock

Tags

• COMPLETELY REMODELED
• UPSCALE FINISHINGS
• WALK IN PANTRY
• NEW ELECTRICAL WIRING
• NEW SHEETROCK
• CUSTOM CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (9.8% below list).
• Recommended offer: $158k (9.8% below list) — sets the bar for 1% rule.

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; 2 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 $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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $56k; list at $175k implies a 212% 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 $157,905 (9.8% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (median comp): $192,065
• List price: $175,000
• Delta: -8.88%
• 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
211 Jackson Ave Ave	0.09mi	3/2.0	1,521 (-0%)	1mo	$190,000	$125	95
205 Summerwood Dr	0.19mi	3/2.0	1,482 (-3%)	10mo	$192,000	$130	78
311 W Lee St W	0.09mi	3/2.0	1,375 (-10%)	2mo	$142,000	$103	78
420 N Trailwood St N	0.22mi	3/2.0	1,422 (-7%)	1mo	$210,000	$148	78
315 Ann Ave	0.22mi	3/2.0	1,620 (+6%)	3mo	$83,275	$51	77
310 Audalia Ave	0.05mi	3/2.0	1,743 (+14%)	4mo	$192,000	$110	71
20 Pinewood Dr	0.39mi	3/2.0	1,683 (+10%)	1mo	$217,000	$129	64
700 Janice Dr	0.60mi	3/2.0	1,598 (+5%)	2mo	$260,000	$163	62
148 Cassy Dr	0.72mi	3/2.0	1,568 (+3%)	2mo	$215,000	$137	60
40 Eucalyptus St	0.53mi	3/2.0	1,620 (+6%)	11mo	$155,000	$96	56
202 Lynn Ln Ln	0.53mi	3/1.5	1,728 (+13%)	8mo	$185,000	$107	45
20 Poinsetta Rd	0.69mi	3/2.0	1,724 (+13%)	3mo	$215,000	$125	43

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: -5.9%
• Equity multiple: 0.77×
• Total profit: $-11,261
• Equity at exit: $26,093

10-year hold

• IRR: 8.3%
• Equity multiple: 1.76×
• Total profit: $37,070
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $148

Break-even live

Break-even rent $1,392

Max offer price $175,000

Occupancy floor 86%

Sensitivity live

Price	-10% $247	-5% $197	+0% $148	+5% $98	+10% $49
Rent	-10% $23	-5% $85	+0% $148	+5% $210	+10% $272
Rate	-1.0pp $236	-0.5pp $192	base $148	+0.5pp $102	+1.0pp $56

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Jackson Ave Sulphur, LA	4.0	2.0	2114	$4,500	$2.13	44d	1	0.22mi
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	44d	1	1.05mi

Listing history 8 events

1. 2026-05-06
   status Pending 453-char remark

   Show marketing remark (453 chars)

   This gorgeous home was recently completely remodeled inside and out. The owner put upscale finishings with beautiful countertops throughout, tons of storage including a walk in pantry. The remodel work indluded all new electrical wiring, all new sheetrock and custom cabinetry built on-site. The walls are all double insullated and the HVAC is brand new including new duct work. 10 x 12 shed stays. You won't find anything like this in this price range.

2. 2026-04-17
   status Active 453-char remark

   Show marketing remark (453 chars)

   This gorgeous home was recently completely remodeled inside and out. The owner put upscale finishings with beautiful countertops throughout, tons of storage including a walk in pantry. The remodel work indluded all new electrical wiring, all new sheetrock and custom cabinetry built on-site. The walls are all double insullated and the HVAC is brand new including new duct work. 10 x 12 shed stays. You won't find anything like this in this price range.

3. 2026-03-30
   historical Active Under Contract 453-char remark

   Show marketing remark (453 chars)

   This gorgeous home was recently completely remodeled inside and out. The owner put upscale finishings with beautiful countertops throughout, tons of storage including a walk in pantry. The remodel work indluded all new electrical wiring, all new sheetrock and custom cabinetry built on-site. The walls are all double insullated and the HVAC is brand new including new duct work. 10 x 12 shed stays. You won't find anything like this in this price range.

4. 2026-03-25
   status Active 453-char remark

   Show marketing remark (453 chars)

   This gorgeous home was recently completely remodeled inside and out. The owner put upscale finishings with beautiful countertops throughout, tons of storage including a walk in pantry. The remodel work indluded all new electrical wiring, all new sheetrock and custom cabinetry built on-site. The walls are all double insullated and the HVAC is brand new including new duct work. 10 x 12 shed stays. You won't find anything like this in this price range.

5. 2026-03-25
   price $175,000 453-char remark

   Show marketing remark (453 chars)

   This gorgeous home was recently completely remodeled inside and out. The owner put upscale finishings with beautiful countertops throughout, tons of storage including a walk in pantry. The remodel work indluded all new electrical wiring, all new sheetrock and custom cabinetry built on-site. The walls are all double insullated and the HVAC is brand new including new duct work. 10 x 12 shed stays. You won't find anything like this in this price range.

6. 2026-03-21
   status Pending 453-char remark

   Show marketing remark (453 chars)

   This gorgeous home was recently completely remodeled inside and out. The owner put upscale finishings with beautiful countertops throughout, tons of storage including a walk in pantry. The remodel work indluded all new electrical wiring, all new sheetrock and custom cabinetry built on-site. The walls are all double insullated and the HVAC is brand new including new duct work. 10 x 12 shed stays. You won't find anything like this in this price range.

7. 2026-03-05
   listed $179,999 Active 453-char remark

   Show marketing remark (453 chars)

   This gorgeous home was recently completely remodeled inside and out. The owner put upscale finishings with beautiful countertops throughout, tons of storage including a walk in pantry. The remodel work indluded all new electrical wiring, all new sheetrock and custom cabinetry built on-site. The walls are all double insullated and the HVAC is brand new including new duct work. 10 x 12 shed stays. You won't find anything like this in this price range.

8. 1998-03-16
   soldstatus $56,000

ⓘ 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: $1,310 · $109/mo
• Projected year-2 tax: $1,310 · $109/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 X (unshaded) · 69% 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: $18,949
• − Mortgage interest: −$9,803
• − Property taxes: −$1,310
• − Insurance: −$875
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$5,091
• Taxable loss: −$1,161
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $2,051/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

+212.5% since first listed

8 events — show timeline

• 2026-05-06 Pending — SWLAR
• 2026-04-17 Relisted — SWLAR
• 2026-03-30 Contingent — SWLAR
• 2026-03-25 Relisted — SWLAR
• 2026-03-25 Price Changed $175,000 SWLAR
• 2026-03-21 Pending — SWLAR
• 2026-03-05 Listed $179,999 SWLAR
• 1998-03-16 Sold (Public Records) $56,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,310 · +1.6% YoY. Source: county tax records.