1018 Loretto Ave · Sulphur, LA 70663

$135,000

3 bd · 1.5 ba · 1,539 sqft · SingleFamily · 368 Days on market

Built 1961 Good condition 0.28 ac lot $88/sqft · 21% below area Est $170k · 21% under

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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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated 3 bedroom, 1.5 bath gem with 1,539 square feet of comfortable living space. Sitting on a spacious 8,973 sqft lot, you’ll love the brand-new 110-foot wood privacy fence, thoughtfully installed for its new owner. This house has been renovated from top to bottom with updates you’ll appreciate: new flooring, fresh paint, sheetrock, and stylish ceramic tile. The seller has taken care of all the essentials, bringing gas, electrical, and water systems up to code, so you can move in with ease. Natural light fills the home through new patio doors, and blinds were added so you don't have to. Located just minutes from Starbucks, shopping, and schools, this home sits in a convenient location. The cherry on top is that this lies in Flood Zone X, where flood insurance is not typically required. Don't miss your chance to own a turnkey home that’s ready for your personal touch! Call today.

Key facts

• Fresh paint
• Patio doors
• New flooring

Tags

• WOOD PRIVACY FENCE
• NEW FLOORING
• FRESH PAINT
• CERAMIC TILE
• PATIO DOORS
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 7.1% 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: Richard W. Vincent Elementary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 292 students, 77% 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).
• Market conditions: Rents rising fast (+7.7%/yr); 426 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 runs 30% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 368 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $50k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 368 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 1961 — 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: 1.20% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (median comp): $170,222
• List price: $135,000
• Delta: -20.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 Lourdes St St	0.06mi	3/1.5	1,382 (-10%)	9mo	$166,000	$120	73
131 N Aracobra St St N	0.69mi	3/1.5	1,551 (+1%)	4mo	$154,250	$99	63
1102 Bernadette Dr	0.45mi	3/2.0	1,479 (-4%)	12mo	$180,000	$122	60
1401 Maria Dr	0.30mi	3/1.5	1,387 (-10%)	12mo	$110,000	$79	60
1318 Melanie Dr	0.34mi	3/2.0	1,365 (-11%)	14mo	$170,000	$125	51
309 Mathilda Dr	0.53mi	3/2.0	1,622 (+5%)	17mo	$161,000	$99	50
620 Starlin Dr	0.66mi	3/2.0	1,453 (-6%)	14mo	$165,000	$114	46
1232 Georgia St	0.59mi	4/1.0 (+1)	1,413 (-8%)	11mo	$129,750	$92	43
1610 Briarwood St	0.42mi	3/2.0	1,750 (+14%)	17mo	$130,000	$74	41
113 Arkansas St	0.65mi	3/2.0	1,354 (-12%)	10mo	$182,900	$135	39
740 Starlin Dr	0.62mi	3/1.0	1,340 (-13%)	12mo	$155,000	$116	38
2115 N Rose Park Ave N	0.73mi	3/2.0	1,324 (-14%)	9mo	$63,000	$48	33

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: 8.7%
• Equity multiple: 1.36×
• Total profit: $13,515
• Equity at exit: $20,129

10-year hold

• IRR: 21.3%
• Equity multiple: 3.19×
• Total profit: $82,910
• Equity at exit: $11,672

Cash invested: $37,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 12 under contract
• Months of supply: 39.0 mo (3%/mo absorbed)
• Median asking: $144,500 ($100/sqft)
• Median days on market: 67 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +10.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70663

• Rents YoY: 7.7%
• Active inventory: 426
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$708
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $431

Break-even live

Break-even rent $1,075

Max offer price $135,000

Occupancy floor 68%

Sensitivity live

Price	-10% $508	-5% $470	+0% $431	+5% $393	+10% $355
Rent	-10% $303	-5% $367	+0% $431	+5% $495	+10% $559
Rate	-1.0pp $499	-0.5pp $466	base $431	+0.5pp $396	+1.0pp $361

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: $33,750
• Closing costs: $4,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Ginger St Sulphur, LA	4.0	2.0	1707	$1,900	$1.11	7d	1	0.63mi
2300 Merwood St Unit A Sulphur, LA	3.0	2.0	1050	$900	$0.86	10d	1	0.75mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	184d	1	0.77mi
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	10d	1	0.77mi
2222 Linda Ave Sulphur, LA	3.0	2.0	1300	$1,700	$1.31	2d	1	0.88mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	184d	1	0.95mi
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	9d	1	0.98mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,200	$0.92	51d	1	1.01mi
1415 Forest Ln Sulphur, LA	3.0	2.0	1450	$1,750	$1.21	6d	1	1.21mi
2536 Mary Ann Dr Sulphur, LA	3.0	2.0	1680	$1,700	$1.01	10d	1	1.38mi
2536 Mary Ann Dr Sulphur, LA	3.0	2.0	1680	$1,700	$1.01	51d	1	1.38mi
605 N Irwin St Sulphur, LA	3.0	2.0	1174	$1,150	$0.98	10d	1	1.38mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,395	$1.80	10d	1	1.39mi
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	184d	1	1.45mi
2144 Kathy Dr Sulphur, LA	3.0	1.0	1650	$1,350	$0.82	10d	1	1.49mi

Listing history 50 events

1. 2026-10-26
   days on market $135,000 Active 368 DOM
2. 2026-10-25
   days on market $135,000 Active 367 DOM
3. 2026-10-24
   days on market $135,000 Active 366 DOM
4. 2026-10-23
   days on market $135,000 Active 365 DOM
5. 2026-10-22
   days on market $135,000 Active 364 DOM
6. 2026-10-21
   days on market $135,000 Active 363 DOM
7. 2026-10-20
   days on market $135,000 Active 362 DOM
8. 2026-10-19
   days on market $135,000 Active 361 DOM
9. 2026-10-18
   days on market $135,000 Active 360 DOM
10. 2026-10-17
    days on market $135,000 Active 359 DOM
11. 2026-10-16
    days on market $135,000 Active 358 DOM
12. 2026-10-15
    days on market $135,000 Active 357 DOM
13. 2026-10-14
    days on market $135,000 Active 356 DOM
14. 2026-10-13
    pricedays on market $135,000 Active 355 DOM
15. 2026-10-12
    days on market $145,000 Active 354 DOM
16. 2026-10-11
    days on market $145,000 Active 353 DOM
17. 2026-10-10
    days on market $145,000 Active 352 DOM
18. 2026-10-09
    days on market $145,000 Active 351 DOM
19. 2026-10-08
    days on market $145,000 Active 350 DOM
20. 2026-10-07
    days on market $145,000 Active 349 DOM
21. 2026-10-06
    days on market $145,000 Active 348 DOM
22. 2026-10-05
    days on market $145,000 Active 347 DOM
23. 2026-10-04
    days on market $145,000 Active 346 DOM
24. 2026-10-04
    days on market $145,000 Active 345 DOM
25. 2026-10-02
    days on market $145,000 Active 344 DOM
26. 2026-10-01
    days on market $145,000 Active 343 DOM
27. 2026-09-30
    days on market $145,000 Active 342 DOM
28. 2026-09-29
    days on market $145,000 Active 341 DOM
29. 2026-09-28
    days on market $145,000 Active 340 DOM
30. 2026-09-27
    days on market $145,000 Active 339 DOM
31. 2026-09-26
    days on market $145,000 Active 338 DOM
32. 2026-09-25
    days on market $145,000 Active 337 DOM
33. 2026-09-24
    days on market $145,000 Active 336 DOM
34. 2026-09-24
    pricedays on market $145,000 Active 335 DOM
35. 2026-09-22
    days on market $152,000 Active 334 DOM
36. 2026-09-20
    days on market $152,000 Active 332 DOM
37. 2026-09-19
    days on market $152,000 Active 331 DOM
38. 2026-09-18
    days on market $152,000 Active 330 DOM
39. 2026-09-17
    days on market $152,000 Active 329 DOM
40. 2026-09-16
    days on market $152,000 Active 328 DOM
41. 2026-09-15
    days on market $152,000 Active 327 DOM
42. 2026-09-14
    days on market $152,000 Active 326 DOM
43. 2026-09-13
    days on market $152,000 Active 325 DOM
44. 2026-09-12
    days on market $152,000 Active 324 DOM
45. 2026-09-11
    pricedays on market $152,000 Active 323 DOM
46. 2026-09-05
    days on market $159,978 Active 317 DOM
47. 2026-09-04
    days on market $159,978 Active 316 DOM
48. 2026-09-03
    days on market $159,978 Active 315 DOM
49. 2026-08-31
    days on market $159,978 Active 312 DOM
50. 2026-08-30
    days on market $159,978 Active 311 DOM

ⓘ 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: $1,019 · $85/mo
• Projected year-2 tax: $1,019 · $85/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) · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $19,451
• − Mortgage interest: −$7,562
• − Property taxes: −$1,019
• − Insurance: −$675
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$3,927
• Taxable income: $3,156
• Est. tax owed @ 24.0%: −$757
• After-tax cash flow: $4,420/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $7,695–$23,085 screening

This home is in good condition with recent updates, offering a move-in-ready experience. It has a good curb appeal and is well-maintained, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Resale Upgrading the bathroom fixtures — Updated bathrooms can increase the home's appeal to potential buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Richard W. Vincent Elementary School F LA #307/646 Nat'l #24,950/41,679 Middle W. W. Lewis Middle School F LA #62/218 Nat'l #5,872/14,009 High Sulphur High School F LA #58/265 Nat'l #6,890/17,239

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

B Composite livability gradescore 71/100

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 · 212,179 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: 14% of renters

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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%

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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%
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

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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

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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

+35.2% since first listed

15 events — show timeline

• 2026-05-13 Pending — SWLAR
• 2026-05-07 Price Changed $169,000 SWLAR
• 2026-03-06 Price Changed $174,680 SWLAR
• 2025-11-26 Price Changed $179,680 SWLAR
• 2025-09-25 Listed $184,680 SWLAR
• 2025-01-24 Sold (MLS) — SWLAR
• 2024-08-12 Listed $65,000 SWLAR
• 2024-02-01 Listed $101,400 AcadianaMLS
• 2019-06-11 Sold (Public Records) $146,500 Public Records
• 2019-06-11 Sold (MLS) — SWLAR
• 2019-04-03 Listed $149,900 SWLAR
• 2019-02-12 Sold (Public Records) $125,000 Public Records
• 2019-02-12 Sold (Public Records) $65,000 Public Records
• 2019-02-08 Sold (MLS) — SWLAR
• 2019-02-05 Listed $125,000 SWLAR

Property tax history

-0.6%/yr

Latest (2025): $1,019 · +0.8% YoY. Source: county tax records.