Woodford II H Plan · Sulphur, LA 70665

$231,990

4 bd · 2.0 ba · 1,568 sqft · SingleFamily · 467 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• 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 466 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 — $242,212.

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 $774 ($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+, schools 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.
• Market conditions: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $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 467 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 467 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: 1.28% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $242,212
• List price: $231,990
• Delta: -4.22%
• 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%)	7mo	$212,500	$129	77
148 Orchard Ln	0.25mi	3/2.0 (-1)	1,514 (-3%)	7mo	$207,000	$137	72
277 Paisley Pkwy	0.35mi	3/2.0 (-1)	1,616 (+3%)	2mo	$214,000	$132	72
235 Aston Ln	0.36mi	3/2.0 (-1)	1,563 (-0%)	10mo	$214,000	$137	70
248 Long Hill Dr Dr	0.13mi	3/2.0 (-1)	1,698 (+8%)	7mo	$205,000	$121	69
305 Paisley Pkwy	0.40mi	3/2.0 (-1)	1,618 (+3%)	4mo	$217,000	$134	68
337 Madison Xing	0.30mi	3/2.0 (-1)	1,452 (-7%)	8mo	$208,000	$143	62
224 Pipers Ln	0.46mi	3/2.0 (-1)	1,641 (+5%)	12mo	$233,900	$143	56
308 Paisley Pkwy	0.39mi	3/2.0 (-1)	1,755 (+12%)	3mo	$233,000	$133	54
216 Pipers Ln	0.45mi	3/2.0 (-1)	1,738 (+11%)	3mo	$240,000	$138	54
309 Sawyer Dr	0.44mi	4/2.0	1,786 (+14%)	11mo	$239,500	$134	47
544 Patton St	0.66mi	3/2.0 (-1)	1,400 (-11%)	1mo	$115,000	$82	46

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $10,113
• Equity at exit: $36,115

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $72,498
• Equity at exit: $20,942

Cash invested: $67,819 (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: 6.2×

Monthly cashflow live

• Estimated rent: $3,099 medium
• Mortgage (P&I): −$1,270
• Tax est. 1.5%: −$303 /mo · $3,633/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $774

Break-even live

Break-even rent $2,119

Max offer price $242,212

Occupancy floor 70%

Sensitivity live

Price	-10% $942	-5% $858	+0% $774	+5% $691	+10% $607
Rent	-10% $529	-5% $652	+0% $774	+5% $897	+10% $1,019
Rate	-1.0pp $896	-0.5pp $836	base $774	+0.5pp $712	+1.0pp $648

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: $60,553
• Closing costs: $7,266
• 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	14d	10	0.29mi
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	44d	1	0.43mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.42mi

Listing history 19 events

1. 2026-06-21
   days on market $231,990 Active 467 DOM
2. 2026-06-19
   days on market $231,990 Active 465 DOM
3. 2026-06-18
   days on market $231,990 Active 464 DOM
4. 2026-06-17
   days on market $231,990 Active 463 DOM
5. 2026-06-16
   days on market $231,990 Active 462 DOM
6. 2026-06-15
   days on market $231,990 Active 461 DOM
7. 2026-06-14
   days on market $231,990 Active 459 DOM
8. 2026-06-13
   days on market $231,990 Active 458 DOM
9. 2026-06-10
   days on market $231,990 Active 456 DOM
10. 2026-06-09
    days on market $231,990 Active 455 DOM
11. 2026-06-08
    days on market $231,990 Active 454 DOM
12. 2026-06-07
    days on market $231,990 Active 453 DOM
13. 2026-06-05
    days on market $231,990 Active 450 DOM
14. 2026-06-02
    days on market $231,990 Active 448 DOM
15. 2026-06-01
    days on market $231,990 Active 447 DOM
16. 2026-05-31
    days on market $231,990 Active 446 DOM
17. 2026-05-30
    pricedays on market $231,990 Active 445 DOM
18. 2026-03-17
    price $229,990 155-char remark

    Show marketing remark (155 chars)

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

19. 2025-03-11
    listed $232,990 Active 155-char remark

    Show marketing remark (155 chars)

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

ⓘ 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: −$13,568
• − Property taxes: −$3,633
• − Insurance: −$1,211
• − Repairs & maintenance: −$2,975
• − Management: −$2,975
• − Depreciation: −$7,046
• Taxable income: $5,779
• Est. tax owed @ 24.0%: −$1,387
• After-tax cash flow: $7,905/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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

-1.3% since first listed

2 events — show timeline

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