Justin Plan · Sulphur, LA 70665

$245,500

4 bd · 2.0 ba · 1,874 sqft · SingleFamily · 961 Days on market

Excellent condition

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

Find yourself at the Justin in Sulphur, Louisiana, a beautiful new home in our Mimosa Park community. Inside the Justin Plan, you will find 4 bedrooms, 2 bathrooms and just over 1,800 square feet of comfortable living. As you enter the home, you are greeted with an inviting entryway leading to bedroom 4 and your full guest bathroom. Further down the entryway you are met with a hall leading to bedroom 2, bedroom 3, access to your 2-car garage and your laundry room, perfectly located for dirty shoes. The living area is an open concept, where your kitchen, living, and dining areas blend smoothly into a space. The living areas are completed with hard surface flooring and the wet areas include tile flooring. The dining area in the Justin Plan is sure to catch your eye, with plenty of room for everyone. The kitchen features shaker-style cabinets and beautiful granite countertops. The kitchen island presents a built-in sink and dishwasher. There's also a walk-in pantry and stainless-steel gas range and microwave, for function and style. The main bedroom is separately tucked away off the living area, away from the other three bedrooms and includes an ensuite bathroom and large walk-in closet. In your privately placed primary room, you will find a relaxing garden tub and shower. The appealing exteriors are finalized with modern brick and accent colors, fully sodded yards, and low maintenance landscaping. Our Smart Home Technology Package is included in every home and is specifica

Key facts

• 2 garage spots
• Listed 960 days

🏗️ New construction. The $245,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $256,120.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $246k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $246k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 8.8% in Sulphur — 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 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 44d 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 $8k 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 $72k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 961 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $216,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 961 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: 1.46% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.92%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $256,120
• List price: $245,500
• Delta: -4.15%
• 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
329 Leawood Ave	0.09mi	4/2.0	1,959 (+4%)	2mo	$225,000	$115	87
329 Paisley Pkwy	0.13mi	3/2.0 (-1)	1,826 (-3%)	2mo	$221,000	$121	83
213 Pipers Ln	0.21mi	4/2.0	1,817 (-3%)	4mo	$248,000	$136	82
308 Paisley Pkwy	0.17mi	3/2.0 (-1)	1,755 (-6%)	3mo	$233,000	$133	74
216 Pipers Ln	0.22mi	3/2.0 (-1)	1,738 (-7%)	3mo	$240,000	$138	70
305 Paisley Pkwy	0.15mi	3/2.0 (-1)	1,618 (-14%)	4mo	$217,000	$134	62
277 Paisley Pkwy	0.21mi	3/2.0 (-1)	1,616 (-14%)	2mo	$214,000	$132	61
224 Pipers Ln	0.20mi	3/2.0 (-1)	1,641 (-12%)	12mo	$233,900	$143	55
315 Dahlia Ln	0.73mi	4/2.0	1,895 (+1%)	13mo	$298,000	$157	53
248 Long Hill Dr Dr	0.54mi	3/2.0 (-1)	1,698 (-9%)	7mo	$205,000	$121	48
344 Madison Crossing Dr	0.53mi	3/2.0 (-1)	1,710 (-9%)	12mo	$219,500	$128	46
109 Briar Ct	0.64mi	3/2.0 (-1)	1,642 (-12%)	7mo	$212,500	$129	39

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $34,373
• Equity at exit: $38,188

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $127,790
• Equity at exit: $22,145

Cash invested: $71,714 (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: 5.5×

Monthly cashflow live

• Estimated rent: $3,747 medium
• Mortgage (P&I): −$1,343
• Tax est. 1.5%: −$320 /mo · $3,842/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$787
• Net cashflow: $1,190

Break-even live

Break-even rent $2,240

Max offer price $256,120

Occupancy floor 63%

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: $64,030
• Closing costs: $7,684
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	44d	1	0.15mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	13d	10	0.26mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.07mi

Listing history 17 events

1. 2026-06-19
   days on market $245,500 Active 961 DOM
2. 2026-06-18
   days on market $245,500 Active 960 DOM
3. 2026-06-17
   days on market $245,500 Active 959 DOM
4. 2026-06-16
   days on market $245,500 Active 958 DOM
5. 2026-06-15
   days on market $245,500 Active 957 DOM
6. 2026-06-14
   days on market $245,500 Active 955 DOM
7. 2026-06-13
   days on market $245,500 Active 954 DOM
8. 2026-06-10
   days on market $245,500 Active 952 DOM
9. 2026-06-09
   days on market $245,500 Active 951 DOM
10. 2026-06-08
    days on market $245,500 Active 950 DOM
11. 2026-06-07
    days on market $245,500 Active 949 DOM
12. 2026-06-05
    days on market $245,500 Active 946 DOM
13. 2026-06-02
    days on market $245,500 Active 944 DOM
14. 2026-06-01
    days on market $245,500 Active 943 DOM
15. 2026-05-31
    days on market $245,500 Active 942 DOM
16. 2026-05-30
    days on market $245,500 Active 941 DOM
17. 2023-11-01
    listed $245,500 Active 1495-char remark

    Show marketing remark (1495 chars)

    Find yourself at the Justin in Sulphur, Louisiana, a beautiful new home in our Mimosa Park community. Inside the Justin Plan, you will find 4 bedrooms, 2 bathrooms and just over 1,800 square feet of comfortable living. As you enter the home, you are greeted with an inviting entryway leading to bedroom 4 and your full guest bathroom. Further down the entryway you are met with a hall leading to bedroom 2, bedroom 3, access to your 2-car garage and your laundry room, perfectly located for dirty shoes. The living area is an open concept, where your kitchen, living, and dining areas blend smoothly into a space. The living areas are completed with hard surface flooring and the wet areas include tile flooring. The dining area in the Justin Plan is sure to catch your eye, with plenty of room for everyone. The kitchen features shaker-style cabinets and beautiful granite countertops. The kitchen island presents a built-in sink and dishwasher. There's also a walk-in pantry and stainless-steel gas range and microwave, for function and style. The main bedroom is separately tucked away off the living area, away from the other three bedrooms and includes an ensuite bathroom and large walk-in closet. In your privately placed primary room, you will find a relaxing garden tub and shower. The appealing exteriors are finalized with modern brick and accent colors, fully sodded yards, and low maintenance landscaping. Our Smart Home Technology Package is included in every home and is specifica

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $44,968
• − Mortgage interest: −$14,347
• − Property taxes: −$3,842
• − Insurance: −$1,281
• − Repairs & maintenance: −$3,597
• − Management: −$3,597
• − Depreciation: −$7,451
• Taxable income: $10,853
• Est. tax owed @ 24.0%: −$2,605
• After-tax cash flow: $11,680/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no major repairs needed. It is move-in ready and would benefit from some cosmetic updates to the exterior and interior paint to further enhance its appeal.

Value-add opportunities

• Resale Painting the exterior siding and repainting the interior walls — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers.
• Both Adding a smart home system — A smart home system can improve convenience and energy efficiency, making the home more attractive to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding and repainting the interior walls — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Both Adding a smart home system — A smart home system can improve convenience and energy efficiency, making the home more attractive to both buyers and renters. ↑

ⓘ 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

• 2023-11-01 Listed $245,500 Zillow