276 Hines Dr · Sulphur, LA 70665

$214,900

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 415 Days on market

Built 2025 Excellent condition 6,098 sqft lot $177/sqft · 5% below area Est $227k · 5% under $38/mo HOA · 2% of rent ↓ 2% since listing

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Why this score? — see what drove the C 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 +20.5/30.0
• ARV discount +9.9/15.0
• DSCR +6.5/10.0
• 1% rule +5.6/10.0
• 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

* Receive up to $10,000 in incentives and a FREE refrigerator and FREE blinds on this MOVE-IN READY new construction home! Experience low-maintenance living without sacrificing quality or style in the Autumn French by Manuel Builders. This beautifully designed 3 bedroom, 2 bathroom home is perfect for buyers who want all the luxury of new construction in a smart, efficient floorplan. Located in The Cedars, Sulphur's newest community, this home features high-end finishes throughout, including 5 panel horizontal smooth doors, luxury vinyl plank flooring, New Orleans-style crown molding, and custom soft-close cabinetry with modern hardware. The 2-car garage includes a solid insulated metal door and myQ smart motor for added convenience. The kitchen is thoughtfully designed with stainless steel appliances, a freestanding gas range, dishwasher, Iced White 2cm quartz countertops, black lighting fixtures and hardware, and a microwave/hood combo that vents outside. Ceiling fans are installed in the living area and all bedrooms to keep you comfortable year-round. The primary suite includes a shower/tub combo and a spacious walk-in closet with built-in storage. On the exterior, the home showcases architectural high-definition shingles, up to 10 pallets of sod, and beautiful landscaping to complete the curb appeal. Energy-saving features like a tankless hot water heater and gas appliances make this home as efficient as it is elegant. Enjoy a prime location just minutes from I-10.. .

Key facts

• High end finishes
• Walk in closet
• 6,098 sq ft lot

Tags

• HIGH END FINISHES
• CUSTOM SOFT CLOSE CABINETRY
• STAINLESS STEEL APPLIANCES
• ICED WHITE QUARTZ COUNTERTOPS
• WALK IN CLOSET
• ENERGY SAVING FEATURES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (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: 290 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 415 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $189,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 415 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.06% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 7.8

CMA / ARV

• ARV (median comp): $227,258
• List price: $214,900
• Delta: -5.44%
• 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
303 Oak Hampton Dr	0.16mi	3/2.0	1,508 (+24%)	3mo	$210,000	$139	65
2506 Thomason St St	1.42mi	3/1.5	1,201 (-1%)	5mo	$124,900	$104	56
4009 N Oak Ln	0.69mi	2/2.0 (-1)	1,200 (-1%)	8mo	$100,000	$83	54
300 Oak Hampton Dr	0.18mi	3/2.0	1,508 (+24%)	18mo	$199,900	$133	52
3915 Carlyss Dr #15	0.99mi	3/2.0	1,216 (0%)	18mo	$17,500	$14	50
3913 Carlyss Dr #13	0.99mi	3/2.0	1,216 (0%)	18mo	$17,500	$14	50
1410 Jan St	1.46mi	3/2.0	1,275 (+5%)	21mo	$127,500	$100	39
148 Orchard Ln	0.60mi	3/2.0	1,514 (+24%)	10mo	$207,000	$137	39
544 Patton St	1.30mi	3/2.0	1,400 (+15%)	4mo	$115,000	$82	37
337 Madison Xing	0.72mi	3/2.0	1,452 (+19%)	11mo	$208,000	$143	32
133 Red Rose Dr	0.72mi	3/2.0	1,080 (-11%)	22mo	$134,000	$124	30
4324 Carlyss Dr	1.21mi	3/2.0	1,500 (+23%)	22mo	$195,000	$130	22

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-21,034
• Equity at exit: $32,042

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-287
• Equity at exit: $18,581

Cash invested: $60,172 (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: 11 active · 9 under contract
• Months of supply: 66.0 mo (2%/mo absorbed)
• Median asking: $223,990 ($161/sqft)
• Median days on market: 211 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +16.0% above 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: 290
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$38
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $215

Break-even live

Break-even rent $2,012

Max offer price $214,900

Occupancy floor 86%

Sensitivity live

Price	-10% $363	-5% $289	+0% $215	+5% $141	+10% $66
Rent	-10% $34	-5% $125	+0% $215	+5% $305	+10% $395
Rate	-1.0pp $323	-0.5pp $270	base $215	+0.5pp $159	+1.0pp $103

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: $53,725
• Closing costs: $6,447
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 E Carlyss Blvd Sulphur, LA	1.0–2.0	1.0–2.0	890	$2,220	$2.49	0d	6	0.52mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,395	$1.80	6d	1	1.13mi

HOA detail $38/mo · $456/yr

• Likely covers: watergaslandscaping

Listing history 50 events

1. 2026-09-24
   days on market $214,900 Active 415 DOM
2. 2026-09-24
   days on market $214,900 Active 414 DOM
3. 2026-09-22
   days on market $214,900 Active 413 DOM
4. 2026-09-20
   days on market $214,900 Active 411 DOM
5. 2026-09-19
   days on market $214,900 Active 410 DOM
6. 2026-09-18
   days on market $214,900 Active 409 DOM
7. 2026-09-17
   days on market $214,900 Active 408 DOM
8. 2026-09-16
   days on market $214,900 Active 407 DOM
9. 2026-09-15
   days on market $214,900 Active 406 DOM
10. 2026-09-14
    days on market $214,900 Active 405 DOM
11. 2026-09-13
    days on market $214,900 Active 404 DOM
12. 2026-09-12
    days on market $214,900 Active 403 DOM
13. 2026-09-11
    pricedays on market $214,900 Active 402 DOM
14. 2026-09-05
    days on market $219,900 Active 396 DOM
15. 2026-09-04
    days on market $219,900 Active 395 DOM
16. 2026-09-03
    days on market $219,900 Active 394 DOM
17. 2026-08-31
    days on market $219,900 Active 391 DOM
18. 2026-08-30
    days on market $219,900 Active 390 DOM
19. 2026-08-29
    days on market $219,900 Active 389 DOM
20. 2026-08-28
    days on market $219,900 Active 388 DOM
21. 2026-08-27
    days on market $219,900 Active 387 DOM
22. 2026-08-26
    days on market $219,900 Active 386 DOM
23. 2026-08-25
    days on market $219,900 Active 385 DOM
24. 2026-08-24
    days on market $219,900 Active 384 DOM
25. 2026-08-23
    days on market $219,900 Active 383 DOM
26. 2026-08-22
    days on market $219,900 Active 382 DOM
27. 2026-08-21
    days on market $219,900 Active 381 DOM
28. 2026-08-20
    days on market $219,900 Active 380 DOM
29. 2026-08-19
    days on market $219,900 Active 379 DOM
30. 2026-08-18
    days on market $219,900 Active 378 DOM
31. 2026-08-17
    days on market $219,900 Active 377 DOM
32. 2026-08-16
    days on market $219,900 Active 376 DOM
33. 2026-08-15
    days on market $219,900 Active 375 DOM
34. 2026-08-15
    days on market $219,900 Active 374 DOM
35. 2026-08-13
    days on market $219,900 Active 373 DOM
36. 2026-08-12
    days on market $219,900 Active 372 DOM
37. 2026-08-11
    days on market $219,900 Active 371 DOM
38. 2026-08-10
    days on market $219,900 Active 370 DOM
39. 2026-08-09
    days on market $219,900 Active 369 DOM
40. 2026-08-08
    days on market $219,900 Active 368 DOM
41. 2026-08-07
    days on market $219,900 Active 367 DOM
42. 2026-08-06
    days on market $219,900 Active 366 DOM
43. 2026-08-05
    days on market $219,900 Active 365 DOM
44. 2026-08-04
    days on market $219,900 Active 364 DOM
45. 2026-08-03
    days on market $219,900 Active 363 DOM
46. 2026-07-31
    days on market $219,900 Active 360 DOM
47. 2026-07-30
    price $219,900 Active 358 DOM
48. 2026-07-29
    days on market $224,900 Active 358 DOM
49. 2026-07-27
    days on market $224,900 Active 356 DOM
50. 2026-07-25
    days on market $224,900 Active 354 DOM

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $27,411
• − Mortgage interest: −$12,038
• − Property taxes: −$3,224
• − Insurance: −$1,872
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$456
• − Depreciation: −$6,252
• Taxable loss: −$816
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $2,775/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 move-in-ready home is in excellent condition with no visible repairs or maintenance needed. It offers a bright and spacious interior with hardwood floors and modern finishes, and a well-maintained exterior with a clean driveway and landscaping.

Value-add opportunities

• Both Painting the exterior and interior — Painting can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping and curb appeal — A well-maintained lawn and landscaping can improve the home's curb appeal and make it more attractive to potential buyers and renters. ↑

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

-2.4% since first listed

3 events — show timeline

• 2026-03-17 Listed $225,999 Zillow
• 2026-01-26 Price Changed $225,999 SWLAR
• 2025-03-30 Listed $231,500 SWLAR