268 Pipers Ln · Sulphur, LA 70665

$245,500

4 bd · 2.0 ba · 1,874 sqft · SingleFamily · 39 Days on market

Built 2026 Good condition 6,098 sqft lot $35/mo HOA · 1% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Find yourself in Mimosa Park, a beautiful new home community in Sulphur, Louisiana. Inside the Justin, you will find 4 bedrooms, 2 bathrooms and just over 1,800 square feet of comfortable living. As you enter, you are greeted with an inviting entryway leading to bedroom 4 and a guest bathroom. Further down the entryway you are met with a hall leading to bedroom 2, bedroom 3, access to your 2-car garage and your laundry room- perfectly located for dirty shoes. The living area is an open concept, where your kitchen, living, and dining areas blend together. The dining area is sure to catch your eye, with plenty of room for everyone when hosting holidays and events. The kitchen presents an island with built-in sink and is equipped with stainless steel appliances and walk-in pantry. The oversized main bedroom is separately tucked away off the living area, away from the other 3 bedrooms and includes an ensuite bathroom and big walk-in closet. The appealing exteriors are finalized with modern brick and accent colors, fully sodded yards, and low maintenance landscaping. Our Smart Home Technology Package and Energy Star Certification is included in every home. Contact us today and find your Justin in Mimosa Park.

Key facts

• Open concept living
• Split floorplan
• Long back patio

Tags

• SPLIT FLOORPLAN
• OPEN CONCEPT LIVING
• LONG BACK PATIO
• SLEEK CABINETS
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH

Property features AI

Finance

• Other: Subdivision: Mimosa Park
• HOA & community: Homeowners association with an annual fee of $418

Exterior

• Parking: Garage; Open parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family house; One story; New construction; Built by DR Horton
• Construction: Brick, stucco, and vinyl siding exterior; Shingle roof; Slab foundation
• Exterior features: Covered patio/porch; City lot; Rectangular lot; 50 x 110 lot dimensions

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Smoke detector(s)
• Laundry & utility: Washer hookup

🏗️ New construction. The $245,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $241,427.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $246k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $246k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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+, 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: W. T. Henning Elementary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 397 students, 56% FRL); W. W. Lewis Middle School (math 33% / reading 48%, grade F, #62 of 218 statewide, top 29%, 777 students, 49% 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: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

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 + 3.0% rent growth), your $68k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($238k) 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.

Recommended offer $238,135 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.51% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.78%
• DSCR: 1.92
• GRM: 5.5

CMA / ARV

• ARV (median comp): $241,427
• List price: $245,500
• Delta: 1.69%
• 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
329 Paisley Pkwy	0.09mi	3/2.0 (-1)	1,826 (-3%)	2mo	$221,000	$121	85
213 Pipers Ln	0.15mi	4/2.0	1,817 (-3%)	4mo	$248,000	$136	84
329 Leawood Ave	0.16mi	4/2.0	1,959 (+4%)	2mo	$225,000	$115	83
309 Sawyer Dr	0.11mi	4/2.0	1,786 (-5%)	12mo	$239,500	$134	77
308 Paisley Pkwy	0.13mi	3/2.0 (-1)	1,755 (-6%)	3mo	$233,000	$133	76
216 Pipers Ln	0.15mi	3/2.0 (-1)	1,738 (-7%)	3mo	$240,000	$138	74
305 Paisley Pkwy	0.14mi	3/2.0 (-1)	1,618 (-14%)	4mo	$217,000	$134	62
277 Paisley Pkwy	0.21mi	3/2.0 (-1)	1,616 (-14%)	2mo	$214,000	$132	61
224 Pipers Ln	0.13mi	3/2.0 (-1)	1,641 (-12%)	12mo	$233,900	$143	58
248 Long Hill Dr Dr	0.50mi	3/2.0 (-1)	1,698 (-9%)	7mo	$205,000	$121	50
344 Madison Crossing Dr	0.47mi	3/2.0 (-1)	1,710 (-9%)	12mo	$219,500	$128	48
109 Briar Ct	0.61mi	3/2.0 (-1)	1,642 (-12%)	7mo	$212,500	$129	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.53×
• Total profit: $35,494
• Equity at exit: $35,998

10-year hold

• IRR: 22.0%
• Equity multiple: 2.88×
• Total profit: $127,199
• Equity at exit: $20,874

Cash invested: $67,600 (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 70665

• Active inventory: 236
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,638 medium
• Mortgage (P&I): −$1,266
• Tax est. 1.5%: −$302 /mo · $3,621/yr
• Insurance: −$101
• HOA: −$35
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $1,170

Break-even live

Break-even rent $2,156

Max offer price $241,427

Occupancy floor 63%

Sensitivity live

Price	-10% $1,337	-5% $1,254	+0% $1,170	+5% $1,087	+10% $1,003
Rent	-10% $883	-5% $1,027	+0% $1,170	+5% $1,314	+10% $1,458
Rate	-1.0pp $1,292	-0.5pp $1,232	base $1,170	+0.5pp $1,108	+1.0pp $1,044

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: $60,357
• Closing costs: $7,243
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	45d	1	0.21mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	15d	10	0.31mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	45d	1	1.01mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: landscaping

Listing history 18 events

1. 2026-06-21
   days on market $245,500 Active 39 DOM
2. 2026-06-19
   days on market $245,500 Active 37 DOM
3. 2026-06-18
   days on market $245,500 Active 36 DOM
4. 2026-06-17
   days on market $245,500 Active 35 DOM
5. 2026-06-16
   days on market $245,500 Active 34 DOM
6. 2026-06-15
   days on market $245,500 Active 33 DOM
7. 2026-06-14
   days on market $245,500 Active 31 DOM
8. 2026-06-13
   days on market $245,500 Active 30 DOM
9. 2026-06-10
   days on market $245,500 Active 28 DOM
10. 2026-06-09
    days on market $245,500 Active 27 DOM
11. 2026-06-08
    days on market $245,500 Active 26 DOM
12. 2026-06-07
    days on market $245,500 Active 25 DOM
13. 2026-06-05
    days on market $245,500 Active 22 DOM
14. 2026-06-02
    days on market $245,500 Active 20 DOM
15. 2026-06-01
    days on market $245,500 Active 19 DOM
16. 2026-05-31
    days on market $245,500 Active 18 DOM
17. 2026-05-30
    days on market $245,500 Active 17 DOM
18. 2026-05-13
    listed $245,500 Active 666-char remark

ⓘ 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: $43,652
• − Mortgage interest: −$13,524
• − Property taxes: −$3,621
• − Insurance: −$1,207
• − Repairs & maintenance: −$3,492
• − Management: −$3,492
• − HOA: −$420
• − Depreciation: −$7,023
• Taxable income: $10,872
• Est. tax owed @ 24.0%: −$2,609
• After-tax cash flow: $11,435/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.

Condition & rehab AI · 14 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level and no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior and interior, replacing the carpet with hardwood flooring, upgrading the kitchen appliances, and upgrading the bathroom fixtures.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replacing carpet with hardwood flooring — Improves both resale and rental value
• Both Upgrading kitchen appliances — Enhances functionality and appeal
• Both Upgrading bathroom fixtures — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replacing carpet with hardwood flooring — Improves both resale and rental value ↑
• Both Upgrading kitchen appliances — Enhances functionality and appeal ↑
• Both Upgrading bathroom fixtures — Enhances functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 27,799
• Population (ZIP): 12,891

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% 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: ▼ -91.65%
• Current HPI: 99.2379
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $245,500 Zillow
• 2026-05-13 Listed $245,500 SWLAR