1228 Susan St · Carlyss, LA 70665

$130,000

4 bd · 2.0 ba · 1,765 sqft · SingleFamily · 141 Days on market

Built 1959 0.41 ac lot $74/sqft · 18% below area Est $159k · 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this wonderful opportunity to own a beautiful 4-bedroom, 2-bath home in Sulphur! Situated on a spacious lot, this home features a desirable open floor plan that creates a bright and welcoming atmosphere perfect for everyday living and entertaining. The large lot offers ample room for outdoor activities and future possibilities, whether you envision a garden, play area, or outdoor living space. This home combines comfort, space, and value. Schedule your showing today! Measurements are M/L.

Key facts

• Open floor plan
• Large lot
• Outdoor activities

Tags

• OPEN FLOOR PLAN
• LARGE LOT
• OUTDOOR ACTIVITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $943 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 8.3% in Carlyss — 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 61/100 on livability (#237 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime D-, amenities 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: 236 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $899 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 + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $130k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 2.09% ✓
• Cap rate: 18.94%
• Cash-on-cash: 45.16%
• DSCR: 3.01
• GRM: 4.0

CMA / ARV

• ARV (median comp): $158,669
• List price: $130,000
• Delta: -18.07%
• 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
1603 Pinehurst St	0.38mi	4/3.0	1,833 (+4%)	9mo	$195,000	$106	64
301 Mustang St	0.52mi	3/2.0 (-1)	1,739 (-2%)	10mo	$126,000	$72	60
1317 Caldwell St	0.13mi	3/2.0 (-1)	1,900 (+8%)	21mo	$130,000	$68	58
214 Lightning St	0.38mi	3/2.0 (-1)	1,581 (-10%)	11mo	$111,000	$70	50
1610 Briarwood St	0.71mi	3/2.0 (-1)	1,750 (-1%)	13mo	$130,000	$74	50
2919 Broussard Rd	0.34mi	3/2.0 (-1)	2,000 (+13%)	9mo	$237,000	$119	50
410 Southgate St	0.51mi	3/1.5 (-1)	1,736 (-2%)	22mo	$140,000	$81	48
344 Madison Crossing Dr	0.69mi	3/2.0 (-1)	1,710 (-3%)	12mo	$219,500	$128	47
500 Mustang St	0.48mi	3/2.0 (-1)	1,621 (-8%)	15mo	$160,000	$99	47
700 Mathilda Dr	0.62mi	3/2.0 (-1)	1,826 (+4%)	22mo	$65,000	$36	42
614 S Kent Dr S	0.72mi	3/2.0 (-1)	1,657 (-6%)	13mo	$95,000	$57	40
110 N Hudson St N	0.70mi	4/2.0	1,522 (-14%)	15mo	$116,000	$76	32

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: 26.0%
• Equity multiple: 2.08×
• Total profit: $39,239
• Equity at exit: $19,383

10-year hold

• IRR: 33.7%
• Equity multiple: 4.09×
• Total profit: $112,446
• Equity at exit: $11,240

Cash invested: $36,400 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,712 high
• Mortgage (P&I): −$682
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $943

Break-even live

Break-even rent $1,518

Max offer price $130,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,017	-5% $980	+0% $943	+5% $906	+10% $870
Rent	-10% $729	-5% $836	+0% $943	+5% $1,050	+10% $1,158
Rate	-1.0pp $1,009	-0.5pp $976	base $943	+0.5pp $910	+1.0pp $875

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	44d	1	0.78mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	14d	10	1.03mi
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	44d	1	1.17mi
708 Alabama St Sulphur, LA	4.0	2.5	2335	$2,800	$1.20	22d	1	1.25mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.34mi

Listing history 24 events

1. 2026-06-19
   days on market $130,000 Active 141 DOM
2. 2026-06-18
   days on market $130,000 Active 140 DOM
3. 2026-06-17
   days on market $130,000 Active 139 DOM
4. 2026-06-16
   days on market $130,000 Active 138 DOM
5. 2026-06-15
   days on market $130,000 Active 137 DOM
6. 2026-06-14
   days on market $130,000 Active 135 DOM
7. 2026-06-13
   days on market $130,000 Active 134 DOM
8. 2026-06-10
   days on market $130,000 Active 132 DOM
9. 2026-06-09
   days on market $130,000 Active 131 DOM
10. 2026-06-08
    days on market $130,000 Active 130 DOM
11. 2026-06-07
    days on market $130,000 Active 129 DOM
12. 2026-06-05
    days on market $130,000 Active 126 DOM
13. 2026-06-02
    days on market $130,000 Active 124 DOM
14. 2026-06-01
    days on market $130,000 Active 123 DOM
15. 2026-05-31
    days on market $130,000 Active 122 DOM
16. 2026-05-30
    days on market $130,000 Active 121 DOM
17. 2026-04-29
    status Active 510-char remark

    Show marketing remark (510 chars)

    Don’t miss this wonderful opportunity to own a beautiful 4-bedroom, 2-bath home in Sulphur! Situated on a spacious lot, this home features a desirable open floor plan that creates a bright and welcoming atmosphere perfect for everyday living and entertaining. The large lot offers ample room for outdoor activities and future possibilities, whether you envision a garden, play area, or outdoor living space. This home combines comfort, space, and value. Schedule your showing today! Measurements are M/L.

18. 2026-04-27
    status Pending 510-char remark

    Show marketing remark (510 chars)

    Don’t miss this wonderful opportunity to own a beautiful 4-bedroom, 2-bath home in Sulphur! Situated on a spacious lot, this home features a desirable open floor plan that creates a bright and welcoming atmosphere perfect for everyday living and entertaining. The large lot offers ample room for outdoor activities and future possibilities, whether you envision a garden, play area, or outdoor living space. This home combines comfort, space, and value. Schedule your showing today! Measurements are M/L.

19. 2026-02-16
    price $130,000 510-char remark

    Show marketing remark (510 chars)

    Don’t miss this wonderful opportunity to own a beautiful 4-bedroom, 2-bath home in Sulphur! Situated on a spacious lot, this home features a desirable open floor plan that creates a bright and welcoming atmosphere perfect for everyday living and entertaining. The large lot offers ample room for outdoor activities and future possibilities, whether you envision a garden, play area, or outdoor living space. This home combines comfort, space, and value. Schedule your showing today! Measurements are M/L.

20. 2026-01-27
    listed $145,000 Active 510-char remark

    Show marketing remark (510 chars)

    Don’t miss this wonderful opportunity to own a beautiful 4-bedroom, 2-bath home in Sulphur! Situated on a spacious lot, this home features a desirable open floor plan that creates a bright and welcoming atmosphere perfect for everyday living and entertaining. The large lot offers ample room for outdoor activities and future possibilities, whether you envision a garden, play area, or outdoor living space. This home combines comfort, space, and value. Schedule your showing today! Measurements are M/L.

21. 2017-10-25
    soldstatus $67,500
22. 2017-10-20
    soldstatus 359-char remark

    Show marketing remark (359 chars)

    Roomy home with large living room, dining room & kitchen. Oversized carport, generous privacy fenced backyard. Conveniently located near interstate and just out of the city limits. 45x40 concrete slab. Office or playroom off of living. Flood zone AE. Seller requires proof of funds with all offers. Sold as is where is. Seller will not make any repairs.

23. 2017-04-03
    listed $73,900 359-char remark

    Show marketing remark (359 chars)

    Roomy home with large living room, dining room & kitchen. Oversized carport, generous privacy fenced backyard. Conveniently located near interstate and just out of the city limits. 45x40 concrete slab. Office or playroom off of living. Flood zone AE. Seller requires proof of funds with all offers. Sold as is where is. Seller will not make any repairs.

24. 1996-11-27
    soldstatus $64,000

ⓘ 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: $440 · $37/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$275/yr (+$23/mo · 62.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $32,543
• − Mortgage interest: −$7,282
• − Property taxes: −$440
• − Insurance: −$5,768
• − Repairs & maintenance: −$2,603
• − Management: −$2,603
• − Depreciation: −$3,782
• Taxable income: $10,064
• Est. tax owed @ 24.0%: −$2,415
• After-tax cash flow: $8,904/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 — Carlyss

• Score: 61/100
• State rank: #237
• US rank: #18031

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlyss, LA
• 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

+103.1% since first listed

8 events — show timeline

• 2026-04-29 Relisted — SWLAR
• 2026-04-27 Pending — SWLAR
• 2026-02-16 Price Changed $130,000 SWLAR
• 2026-01-27 Listed $145,000 SWLAR
• 2017-10-25 Sold (Public Records) $67,500 Public Records
• 2017-10-20 Sold (MLS) — SWLAR
• 2017-04-03 Listed $73,900 SWLAR
• 1996-11-27 Sold (Public Records) $64,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $440 · +1.2% YoY. Source: county tax records.