Woodford II H Plan · Sulphur, LA 70665

$233,990

4 bd · 2.0 ba · 1,568 sqft · SingleFamily · 607 Days on market

Excellent condition ↓ 1% since listing

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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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Condition / age +4.8/5.0
• 1% rule +4.6/10.0
• 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 606 days

Tags

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

🏗️ New construction. The $233,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $236,813.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $234k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $157 ($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 $227k (3.0% below list).
• Recommended offer: $206k (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: 312 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 31% 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.

Negotiation context

• It's been on market 607 days — a 12% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,911 (12.0% below list)

Questions for the listing agent

1. It's been on market 607 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. 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?
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: 0.96% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.84%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $236,813
• List price: $233,990
• Delta: -1.19%
• 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%)	12mo	$212,500	$129	73
148 Orchard Ln	0.25mi	3/2.0 (-1)	1,514 (-3%)	11mo	$207,000	$137	68
277 Paisley Pkwy	0.35mi	3/2.0 (-1)	1,616 (+3%)	6mo	$214,000	$132	68
235 Aston Ln	0.36mi	3/2.0 (-1)	1,563 (-0%)	14mo	$214,000	$137	66
248 Long Hill Dr Dr	0.13mi	3/2.0 (-1)	1,698 (+8%)	12mo	$205,000	$121	65
305 Paisley Pkwy	0.40mi	3/2.0 (-1)	1,618 (+3%)	9mo	$217,000	$134	64
337 Madison Xing	0.30mi	3/2.0 (-1)	1,452 (-7%)	12mo	$208,000	$143	58
303 Oak Hampton Dr	0.62mi	3/2.0 (-1)	1,508 (-4%)	4mo	$210,000	$139	56
308 Paisley Pkwy	0.39mi	3/2.0 (-1)	1,755 (+12%)	8mo	$233,000	$133	50
216 Pipers Ln	0.45mi	3/2.0 (-1)	1,738 (+11%)	8mo	$240,000	$138	50
309 Sawyer Dr	0.44mi	4/2.0	1,786 (+14%)	16mo	$239,500	$134	43
544 Patton St	0.66mi	3/2.0 (-1)	1,400 (-11%)	5mo	$115,000	$82	42

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-28,327
• Equity at exit: $35,310

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-11,636
• Equity at exit: $20,475

Cash invested: $66,308 (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: 43 active · 39 under contract
• Months of supply: 86.0 mo (1%/mo absorbed)
• Median asking: $244,499 ($154/sqft)
• Median days on market: 249 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: -2.1% 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: 312
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$1,242
• Tax est. 1.5%: −$296 /mo · $3,552/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $157

Break-even live

Break-even rent $2,072

Max offer price $236,813

Occupancy floor 88%

Sensitivity live

Price	-10% $321	-5% $239	+0% $157	+5% $75	+10% $-6
Rent	-10% $-22	-5% $68	+0% $157	+5% $247	+10% $337
Rate	-1.0pp $276	-0.5pp $217	base $157	+0.5pp $96	+1.0pp $33

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: $59,203
• Closing costs: $7,104
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Long Hill Dr Sulphur, LA	3.0	2.0	1545	$2,000	$1.29	19d	1	0.07mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$3,341	$3.46	0d	13	0.29mi
128 Keaton Ct Sulphur, LA	4.0	2.5	1982	$1,995	$1.01	0d	1	0.29mi
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	184d	1	0.43mi
317 Langley Dr Sulphur, LA	4.0	2.0	1852	$2,600	$1.40	51d	1	0.54mi
340 Pipers Ln Sulphur, LA	3.0	2.0	1508	$1,750	$1.16	36d	1	0.69mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,395	$1.80	10d	1	0.82mi
614 Ginger St Sulphur, LA	4.0	2.0	1707	$1,900	$1.11	7d	1	1.50mi

Listing history 50 events

1. 2026-11-08
   days on market $233,990 Active 607 DOM
2. 2026-11-07
   days on market $233,990 Active 606 DOM
3. 2026-11-06
   days on market $233,990 Active 605 DOM
4. 2026-11-05
   days on market $233,990 Active 604 DOM
5. 2026-11-04
   days on market $233,990 Active 603 DOM
6. 2026-11-02
   days on market $233,990 Active 601 DOM
7. 2026-11-01
   days on market $233,990 Active 600 DOM
8. 2026-10-31
   days on market $233,990 Active 599 DOM
9. 2026-10-30
   days on market $233,990 Active 598 DOM
10. 2026-10-29
    days on market $233,990 Active 597 DOM
11. 2026-10-28
    days on market $233,990 Active 596 DOM
12. 2026-10-27
    days on market $233,990 Active 595 DOM
13. 2026-10-26
    days on market $233,990 Active 594 DOM
14. 2026-10-25
    days on market $233,990 Active 593 DOM
15. 2026-10-24
    days on market $233,990 Active 592 DOM
16. 2026-10-23
    days on market $233,990 Active 591 DOM
17. 2026-10-22
    days on market $233,990 Active 590 DOM
18. 2026-10-21
    days on market $233,990 Active 589 DOM
19. 2026-10-20
    days on market $233,990 Active 588 DOM
20. 2026-10-19
    days on market $233,990 Active 587 DOM
21. 2026-10-18
    days on market $233,990 Active 586 DOM
22. 2026-10-17
    days on market $233,990 Active 585 DOM
23. 2026-10-16
    days on market $233,990 Active 584 DOM
24. 2026-10-15
    days on market $233,990 Active 583 DOM
25. 2026-10-14
    days on market $233,990 Active 582 DOM
26. 2026-10-13
    days on market $233,990 Active 581 DOM
27. 2026-10-12
    days on market $233,990 Active 580 DOM
28. 2026-10-11
    days on market $233,990 Active 579 DOM
29. 2026-10-10
    days on market $233,990 Active 578 DOM
30. 2026-10-09
    days on market $233,990 Active 577 DOM
31. 2026-10-08
    days on market $233,990 Active 576 DOM
32. 2026-10-07
    days on market $233,990 Active 575 DOM
33. 2026-10-06
    days on market $233,990 Active 574 DOM
34. 2026-10-05
    days on market $233,990 Active 573 DOM
35. 2026-10-04
    days on market $233,990 Active 572 DOM
36. 2026-10-04
    days on market $233,990 Active 571 DOM
37. 2026-10-02
    days on market $233,990 Active 570 DOM
38. 2026-10-01
    days on market $233,990 Active 569 DOM
39. 2026-09-30
    days on market $233,990 Active 568 DOM
40. 2026-09-29
    days on market $233,990 Active 567 DOM
41. 2026-09-28
    days on market $233,990 Active 566 DOM
42. 2026-09-27
    days on market $233,990 Active 565 DOM
43. 2026-09-26
    days on market $233,990 Active 564 DOM
44. 2026-09-25
    days on market $233,990 Active 563 DOM
45. 2026-09-24
    price $233,990 Active 562 DOM
46. 2026-09-24
    days on market $231,990 Active 562 DOM
47. 2026-09-24
    days on market $231,990 Active 561 DOM
48. 2026-09-22
    days on market $231,990 Active 560 DOM
49. 2026-09-20
    days on market $231,990 Active 558 DOM
50. 2026-09-19
    days on market $231,990 Active 557 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: $27,247
• − Mortgage interest: −$13,265
• − Property taxes: −$3,552
• − Insurance: −$1,184
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$6,889
• Taxable loss: −$2,003
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $2,367/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%
• 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