513 Mcbride St · Sulphur, LA 70663

$64,500

2 bd · 1.0 ba · 1,150 sqft · SingleFamily · 37 Days on market

Built 1968 0.50 ac lot $56/sqft · 31% below area Est $93k · 31% under ↓ 7% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Welcome to 513 McBride Street, a 2 bedroom, 1 bathroom home tucked within the city limits of Sulphur on a spacious half-acre lot. Offering 1,150 square feet of living space, this property is full of potential and ready for its next owner, investor, or buyer ready to make it their own! Inside, the home features a comfortable living area and open floor plan. The spacious kitchen offers an abundance of cabinetry, generous counter space, and room to gather. The exterior features a large yard with plenty of room to spread out, garden, entertain, or simply enjoy the extra space. The home also offers both a front porch and rear porch, covered detached carport parking, and a large metal workshop

Key facts

• Open floor plan
• Large yard
• 0.5 acre lot

Tags

• SPACIOUS HALF-ACRE LOT
• COMFORTABLE LIVING AREA
• OPEN FLOOR PLAN
• ABUNDANCE OF CABINETRY
• GENEROUS COUNTER SPACE
• LARGE YARD

Property features AI

Finance

• Other: Residential single-family property

Exterior

• Parking: Open parking; Covered parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story; Entry level on main floor
• Construction: Pillar/post/pier foundation
• Exterior features: Front porch; Rear porch; City lot; Rectangular lot; Lot approximately 0.5 acres (140 x 151)

Interior

• Kitchen: Oven; Range
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Has heating; Ceiling fan(s); Wall/window cooling unit(s)
• Interior features: Oven and range included; Ceiling fans; Wall/window cooling units
• Laundry & utility: Utilities connected (electricity, water, sewer)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $64k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 8.8% in Sulphur — 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 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent is only 18% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $446 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,565 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1968 — 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: 1.47% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.50%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (median comp): $92,906
• List price: $64,500
• Delta: -30.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
560 N Crocker St N	0.22mi	3/1.0 (+1)	1,080 (-6%)	6mo	$92,500	$86	70
728 W Lyons St W	0.13mi	3/1.0 (+1)	1,305 (+14%)	2mo	$73,000	$56	65
615 W Burton St St	0.10mi	3/1.0 (+1)	1,315 (+14%)	4mo	$109,999	$84	63
793 Fiegel St	0.09mi	3/1.0 (+1)	1,049 (-9%)	20mo	$85,000	$81	59
312 N Crocker St N	0.27mi	2/2.0	1,008 (-12%)	11mo	$135,000	$134	53
207 N Johnson St N	0.42mi	3/1.5 (+1)	1,206 (+5%)	15mo	$120,000	$100	52
832 Brady St	0.28mi	3/2.0 (+1)	1,224 (+6%)	19mo	$118,900	$97	52
618 Phillips St	0.59mi	3/1.0 (+1)	1,075 (-6%)	13mo	$60,000	$56	46

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: 21.4%
• Equity multiple: 1.93×
• Total profit: $16,713
• Equity at exit: $9,617

10-year hold

• IRR: 32.3%
• Equity multiple: 4.57×
• Total profit: $64,523
• Equity at exit: $5,577

Cash invested: $18,060 (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: 5.7×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$338
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $354

Break-even live

Break-even rent $503

Max offer price $64,500

Occupancy floor 58%

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 N Claiborne St Unit 1 Sulphur, LA	3.0	2.0	1200	$925	$0.77	13d	1	0.27mi
100 Mc Arthur St Unit 6 Sulphur, LA	1.0	1.0	800	$675	$0.84	43d	1	0.35mi
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	13d	1	0.63mi

Listing history 17 events

1. 2026-06-19
   days on market $64,500 Active 37 DOM
2. 2026-06-18
   days on market $64,500 Active 36 DOM
3. 2026-06-17
   days on market $64,500 Active 35 DOM
4. 2026-06-16
   days on market $64,500 Active 34 DOM
5. 2026-06-15
   days on market $64,500 Active 33 DOM
6. 2026-06-14
   days on market $64,500 Active 31 DOM
7. 2026-06-13
   days on market $64,500 Active 30 DOM
8. 2026-06-10
   days on market $64,500 Active 28 DOM
9. 2026-06-09
   days on market $64,500 Active 27 DOM
10. 2026-06-08
    days on market $64,500 Active 26 DOM
11. 2026-06-07
    pricedays on market $64,500 Active 25 DOM
12. 2026-06-05
    days on market $69,500 Active 22 DOM
13. 2026-06-02
    days on market $69,500 Active 20 DOM
14. 2026-06-01
    days on market $69,500 Active 19 DOM
15. 2026-05-31
    days on market $69,500 Active 18 DOM
16. 2026-05-30
    days on market $69,500 Active 17 DOM
17. 2026-05-13
    listed $69,500 Active 1085-char remark

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $383 · $32/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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: $11,403
• − Mortgage interest: −$3,613
• − Property taxes: −$383
• − Insurance: −$322
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,876
• Taxable income: $3,384
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,432/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

-7.2% since first listed

2 events — show timeline

• 2026-06-05 Price Changed $64,500 SWLAR
• 2026-05-13 Listed $69,500 SWLAR

Property tax history

-0.6%/yr

Latest (2025): $383 · +0.8% YoY. Source: county tax records.