Jacques Plan · Sulphur, LA 70665

$239,999

3 bd · 2.0 ba · 1,385 sqft · SingleFamily · 109 Days on market

Poor condition

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Why this score? — see what drove the D 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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

None

Key facts

• 2 garage spots
• Listed 109 days

🏗️ New construction. The $239,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $233,494.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $167 ($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 $225k (6.1% below list).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.

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; 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 $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.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,399 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $233,494
• List price: $239,999
• Delta: 2.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Oak Hampton Dr	0.23mi	3/2.0	1,508 (+9%)	15mo	$199,900	$133	62
148 Orchard Ln	0.67mi	3/2.0	1,514 (+9%)	7mo	$207,000	$137	47
235 Aston Ln	0.49mi	3/2.0	1,563 (+13%)	10mo	$214,000	$137	47
4009 N Oak Ln	0.68mi	2/2.0 (-1)	1,200 (-13%)	5mo	$100,000	$83	37
141 Abella Way	0.68mi	3/2.0	1,570 (+13%)	14mo	$220,000	$140	34

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-27,161
• Equity at exit: $34,815

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-9,811
• Equity at exit: $20,188

Cash invested: $65,378 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,254 medium
• Mortgage (P&I): −$1,224
• Tax est. 1.5%: −$292 /mo · $3,502/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $167

Break-even live

Break-even rent $2,043

Max offer price $233,494

Occupancy floor 88%

Sensitivity live

Price	-10% $328	-5% $248	+0% $167	+5% $86	+10% $6
Rent	-10% $-11	-5% $78	+0% $167	+5% $256	+10% $345
Rate	-1.0pp $285	-0.5pp $226	base $167	+0.5pp $107	+1.0pp $45

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: $58,373
• Closing costs: $7,005
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	15d	10	0.59mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	46d	1	1.14mi

Listing history 18 events

1. 2026-06-21
   days on market $239,999 Active 109 DOM
2. 2026-06-19
   days on market $239,999 Active 107 DOM
3. 2026-06-18
   days on market $239,999 Active 106 DOM
4. 2026-06-17
   days on market $239,999 Active 105 DOM
5. 2026-06-16
   days on market $239,999 Active 104 DOM
6. 2026-06-15
   days on market $239,999 Active 103 DOM
7. 2026-06-14
   days on market $239,999 Active 101 DOM
8. 2026-06-13
   days on market $239,999 Active 100 DOM
9. 2026-06-10
   days on market $239,999 Active 98 DOM
10. 2026-06-09
    days on market $239,999 Active 97 DOM
11. 2026-06-08
    days on market $239,999 Active 96 DOM
12. 2026-06-07
    days on market $239,999 Active 95 DOM
13. 2026-06-05
    days on market $239,999 Active 92 DOM
14. 2026-06-02
    days on market $239,999 Active 90 DOM
15. 2026-06-01
    days on market $239,999 Active 89 DOM
16. 2026-05-31
    days on market $239,999 Active 88 DOM
17. 2026-05-30
    days on market $239,999 Active 87 DOM
18. 2026-03-04
    listed $239,999 Active 4-char remark

    Show marketing remark (4 chars)

    None

ⓘ 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: $27,049
• − Mortgage interest: −$13,079
• − Property taxes: −$3,502
• − Insurance: −$1,167
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − Depreciation: −$6,793
• Taxable loss: −$1,821
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $2,442/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 · 3 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to its exterior and interior, significantly impacting its value. Immediate focus should be on the roof and exterior elements to ensure safety and improve curb appeal.

Repairs flagged

• Major roof — No visible roof
• Major exterior siding — No visible siding
• Major exterior paint — No visible paint

Value-add opportunities

• Both roof replacement — Critical to safety and appearance
• Both exterior siding and paint — Improves curb appeal and value
• Both interior updates — Enhances living space and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof	Major	$15,000–50,000
exterior siding · No visible siding	Major	$15,000–50,000
exterior paint · No visible paint	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both roof replacement — Critical to safety and appearance ↑
• Both exterior siding and paint — Improves curb appeal and value ↑
• Both interior updates — Enhances living space 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

1 event — show timeline

• 2026-03-04 Listed $239,999 Zillow