Woodford II H Plan · Sulphur, LA 70665

$231,990

4 bd · 2.0 ba · 1,568 sqft · SingleFamily · 515 Days on market

Excellent condition ↓ 1% 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Brick & Siding Exterior - Recessed Can Lighting in Kitchen & Great Room - Walk-In Master Closet - Separate Master Shower - Covered Rear Porch

Key facts

• Covered rear porch
• 2 garage spots
• Listed 514 days

Tags

• BRICK AND SIDING EXTERIOR
• RECESSED CAN LIGHTING
• WALK-IN MASTER CLOSET
• SEPARATE MASTER SHOWER
• COVERED REAR PORCH

🏗️ New construction. The $231,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $243,063.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $232k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $232k).
• Recommended offer: $204k (12.0% 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: 261 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 42% of the median local income ($88k/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 $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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 515 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,151 (12.0% below list)

Questions for the listing agent

1. It's been on market 515 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.27% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $243,063
• List price: $231,990
• Delta: -4.56%
• 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
109 Briar Ct	0.09mi	3/2.0 (-1)	1,642 (+5%)	8mo	$212,500	$129	76
148 Orchard Ln	0.25mi	3/2.0 (-1)	1,514 (-3%)	8mo	$207,000	$137	71
277 Paisley Pkwy	0.35mi	3/2.0 (-1)	1,616 (+3%)	3mo	$214,000	$132	71
235 Aston Ln	0.36mi	3/2.0 (-1)	1,563 (-0%)	11mo	$214,000	$137	68
248 Long Hill Dr Dr	0.13mi	3/2.0 (-1)	1,698 (+8%)	9mo	$205,000	$121	68
305 Paisley Pkwy	0.40mi	3/2.0 (-1)	1,618 (+3%)	6mo	$217,000	$134	66
337 Madison Xing	0.30mi	3/2.0 (-1)	1,452 (-7%)	9mo	$208,000	$143	61
303 Oak Hampton Dr	0.62mi	3/2.0 (-1)	1,508 (-4%)	1mo	$210,000	$139	58
308 Paisley Pkwy	0.39mi	3/2.0 (-1)	1,755 (+12%)	4mo	$233,000	$133	53
216 Pipers Ln	0.45mi	3/2.0 (-1)	1,738 (+11%)	4mo	$240,000	$138	52
309 Sawyer Dr	0.44mi	4/2.0	1,786 (+14%)	13mo	$239,500	$134	45
544 Patton St	0.66mi	3/2.0 (-1)	1,400 (-11%)	2mo	$115,000	$82	44

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $9,601
• Equity at exit: $36,242

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $71,569
• Equity at exit: $21,016

Cash invested: $68,058 (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: 49 active · 27 under contract
• Months of supply: 26.7 mo (4%/mo absorbed)
• Median asking: $242,500 ($153/sqft)
• Median days on market: 157 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +1.2% vs current asking $/sqft

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

ZIP-level market 70665

• Active inventory: 261
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,099 medium
• Mortgage (P&I): −$1,275
• Tax est. 1.5%: −$304 /mo · $3,646/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $768

Break-even live

Break-even rent $2,126

Max offer price $243,063

Occupancy floor 70%

Sensitivity live

Price	-10% $936	-5% $852	+0% $768	+5% $684	+10% $600
Rent	-10% $524	-5% $646	+0% $768	+5% $891	+10% $1,013
Rate	-1.0pp $891	-0.5pp $830	base $768	+0.5pp $705	+1.0pp $641

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: $60,766
• Closing costs: $7,292
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	62d	10	0.29mi
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	93d	1	0.43mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	93d	1	1.42mi

Listing history 50 events

1. 2026-08-08
   days on market $231,990 Active 515 DOM
2. 2026-08-07
   days on market $231,990 Active 514 DOM
3. 2026-08-06
   days on market $231,990 Active 513 DOM
4. 2026-08-05
   days on market $231,990 Active 512 DOM
5. 2026-08-04
   days on market $231,990 Active 511 DOM
6. 2026-08-03
   days on market $231,990 Active 510 DOM
7. 2026-07-31
   days on market $231,990 Active 507 DOM
8. 2026-07-29
   days on market $231,990 Active 505 DOM
9. 2026-07-27
   days on market $231,990 Active 503 DOM
10. 2026-07-25
    days on market $231,990 Active 501 DOM
11. 2026-07-23
    days on market $231,990 Active 499 DOM
12. 2026-07-22
    days on market $231,990 Active 498 DOM
13. 2026-07-21
    days on market $231,990 Active 497 DOM
14. 2026-07-18
    days on market $231,990 Active 494 DOM
15. 2026-07-16
    days on market $231,990 Active 492 DOM
16. 2026-07-16
    days on market $231,990 Active 491 DOM
17. 2026-07-14
    days on market $231,990 Active 490 DOM
18. 2026-07-13
    days on market $231,990 Active 489 DOM
19. 2026-07-12
    days on market $231,990 Active 488 DOM
20. 2026-07-11
    days on market $231,990 Active 487 DOM
21. 2026-07-10
    days on market $231,990 Active 486 DOM
22. 2026-07-09
    days on market $231,990 Active 485 DOM
23. 2026-07-08
    days on market $231,990 Active 484 DOM
24. 2026-07-07
    days on market $231,990 Active 483 DOM
25. 2026-07-06
    days on market $231,990 Active 482 DOM
26. 2026-07-05
    days on market $231,990 Active 481 DOM
27. 2026-07-04
    days on market $231,990 Active 480 DOM
28. 2026-07-03
    days on market $231,990 Active 479 DOM
29. 2026-07-03
    days on market $231,990 Active 478 DOM
30. 2026-07-01
    days on market $231,990 Active 477 DOM
31. 2026-06-30
    days on market $231,990 Active 476 DOM
32. 2026-06-29
    days on market $231,990 Active 475 DOM
33. 2026-06-28
    days on market $231,990 Active 474 DOM
34. 2026-06-28
    days on market $231,990 Active 473 DOM
35. 2026-06-27
    days on market $231,990 Active 472 DOM
36. 2026-06-25
    days on market $231,990 Active 470 DOM
37. 2026-06-23
    days on market $231,990 Active 468 DOM
38. 2026-06-21
    days on market $231,990 Active 467 DOM
39. 2026-06-19
    days on market $231,990 Active 465 DOM
40. 2026-06-18
    days on market $231,990 Active 464 DOM
41. 2026-06-17
    days on market $231,990 Active 463 DOM
42. 2026-06-16
    days on market $231,990 Active 462 DOM
43. 2026-06-15
    days on market $231,990 Active 461 DOM
44. 2026-06-14
    days on market $231,990 Active 459 DOM
45. 2026-06-13
    days on market $231,990 Active 458 DOM
46. 2026-06-10
    days on market $231,990 Active 456 DOM
47. 2026-06-09
    days on market $231,990 Active 455 DOM
48. 2026-06-08
    days on market $231,990 Active 454 DOM
49. 2026-06-07
    days on market $231,990 Active 453 DOM
50. 2026-06-05
    days on market $231,990 Active 450 DOM

ⓘ 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: $37,187
• − Mortgage interest: −$13,615
• − Property taxes: −$3,646
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,975
• − Management: −$2,975
• − Depreciation: −$7,071
• Taxable income: $5,690
• Est. tax owed @ 24.0%: −$1,366
• After-tax cash flow: $7,855/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 · 1 photo

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from a fresh coat of paint and some landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can increase property value ↑
• Both Interior cleaning — Freshens the interior and makes it more appealing to potential buyers ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary W. T. Henning 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 · 212,179 people
• City population: 27,799
• Metro: Lake Charles, LA
• Population (ZIP): 12,891
• Household income: $88,328
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 37% 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 (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%

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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: ▼ -91.65%
• Current HPI: 99.2379
• Rent YoY: —
• Metro: —
• 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

-1.3% since first listed

2 events — show timeline

• 2026-03-17 Price Changed $229,990 Zillow
• 2025-03-11 Listed $232,990 Zillow