2137 Cedar Ln Ln · Sulphur, LA 70663

$120,000

2 bd · 1.0 ba · 1,880 sqft · SingleFamily · 80 Days on market

Built 2008 0.44 ac lot Est $224k · 46% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INCOME PRODUCING PROPERTIES IN MAPLEWOOD Tucked away on a quiet dead-end street, 2137 and 2139 Cedar Lane offer immediate cash flow with two occupied manufactured homes and a versatile workshop, all situated on approximately 0.43 acres with public water and sewer. The 18x64, 2 bedroom, 2 bath home is currently leased for $850/month, while the 14x52, 2 bedroom, 1 bath home produces $900/month and includes access to the workshop. Tenants have expressed interest in remaining, creating a seamless transition for the next owner. With existing income in place and room for future improvements, this property offers flexibility for investors or owner-occupants seeking to generate income while holding for long-term potential. Conveniently located near Sulphur with access toward surrounding areas, this is an opportunity to step into an income-producing property from day one. Buyer to verify flood zone, seller does not have flood insurance. Measurements are more/less.

Key facts

• Versatile workshop
• 0.44 acre lot
• Built 2008

Tags

• VERSATILE WORKSHOP
• PUBLIC WATER AND SEWER
• ACCESS TO THE WORKSHOP

🏷️ Possibly a rental listed for sale. The $120,000 price doesn't fit this home's estimated sale value (~$223,720) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: Rents rising fast (+7.7%/yr); 291 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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).
• This rent runs 35% of the median local income ($65k/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 $830 of loan paydown is wiped out by about $4k 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 + 7.7% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.57% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.18%
• DSCR: 2.17
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $223,720
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 Division Rd	0.19mi	3/2.0 (+1)	1,859 (-1%)	19mo	$169,900	$91	64
2117 Aubrianna Ln	0.21mi	3/2.0 (+1)	1,820 (-3%)	14mo	$250,000	$137	64
2200 Tammy St	0.14mi	3/2.0 (+1)	1,700 (-10%)	9mo	$191,000	$112	61
2212 Tammy St	0.17mi	3/2.0 (+1)	1,613 (-14%)	13mo	$192,000	$119	48
2514 Roxton St	0.40mi	3/2.0 (+1)	1,770 (-6%)	19mo	$215,000	$121	47
1518 Shasta St	0.39mi	3/2.0 (+1)	1,700 (-10%)	23mo	$185,000	$109	38
1515 Camelia Ln	0.74mi	3/2.0 (+1)	1,776 (-6%)	21mo	$224,500	$126	30
2642 Saint Joseph St	0.66mi	3/2.0 (+1)	1,606 (-15%)	19mo	$155,000	$97	20

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 · 7.65% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 1.96×
• Total profit: $32,285
• Equity at exit: $17,892

10-year hold

• IRR: 33.1%
• Equity multiple: 4.71×
• Total profit: $124,653
• Equity at exit: $10,375

Cash invested: $33,600 (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 70663

• Rents YoY: 7.7%
• Active inventory: 291
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$629
• Tax from tax record: −$78 /mo · $942/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $667

Break-even live

Break-even rent $1,043

Max offer price $120,000

Occupancy floor 60%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	43d	1	0.14mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	43d	1	0.45mi
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	43d	1	0.75mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$1,295	$0.97	43d	1	1.32mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	13d	1	1.41mi

Listing history 20 events

1. 2026-06-19
   days on market $120,000 Active 80 DOM
2. 2026-06-18
   days on market $120,000 Active 79 DOM
3. 2026-06-17
   days on market $120,000 Active 78 DOM
4. 2026-06-16
   days on market $120,000 Active 77 DOM
5. 2026-06-15
   days on market $120,000 Active 76 DOM
6. 2026-06-14
   days on market $120,000 Active 74 DOM
7. 2026-06-13
   days on market $120,000 Active 73 DOM
8. 2026-06-10
   days on market $120,000 Active 71 DOM
9. 2026-06-09
   days on market $120,000 Active 70 DOM
10. 2026-06-08
    days on market $120,000 Active 69 DOM
11. 2026-06-07
    days on market $120,000 Active 68 DOM
12. 2026-06-05
    days on market $120,000 Active 65 DOM
13. 2026-06-02
    days on market $120,000 Active 63 DOM
14. 2026-06-01
    days on market $120,000 Active 62 DOM
15. 2026-05-31
    days on market $120,000 Active 61 DOM
16. 2026-05-30
    days on market $120,000 Active 60 DOM
17. 2026-04-01
    listed $120,000 Active 970-char remark

    Show marketing remark (970 chars)

    INCOME PRODUCING PROPERTIES IN MAPLEWOOD Tucked away on a quiet dead-end street, 2137 and 2139 Cedar Lane offer immediate cash flow with two occupied manufactured homes and a versatile workshop, all situated on approximately 0.43 acres with public water and sewer. The 18x64, 2 bedroom, 2 bath home is currently leased for $850/month, while the 14x52, 2 bedroom, 1 bath home produces $900/month and includes access to the workshop. Tenants have expressed interest in remaining, creating a seamless transition for the next owner. With existing income in place and room for future improvements, this property offers flexibility for investors or owner-occupants seeking to generate income while holding for long-term potential. Conveniently located near Sulphur with access toward surrounding areas, this is an opportunity to step into an income-producing property from day one. Buyer to verify flood zone, seller does not have flood insurance. Measurements are more/less.

18. 2023-08-29
    historical
19. 2019-07-26
    soldstatus 299-char remark

    Show marketing remark (299 chars)

    Excellent investment property. Very nice 18' x 64' 2 Bed 2 Bath Mobile Home on shaded lot. Large covered deck at entrance of home. Several out buildings including large metal workshop and large climate controlled temporary building. Also includes 14' x 52' 2 Bed 1 Bath Mobile Home on same property.

20. 2019-06-20
    listed $117,500 299-char remark

    Show marketing remark (299 chars)

    Excellent investment property. Very nice 18' x 64' 2 Bed 2 Bath Mobile Home on shaded lot. Large covered deck at entrance of home. Several out buildings including large metal workshop and large climate controlled temporary building. Also includes 14' x 52' 2 Bed 1 Bath Mobile Home on same property.

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

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $942 · $78/mo
• Projected year-2 tax: $942 · $78/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 97% 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: $22,647
• − Mortgage interest: −$6,722
• − Property taxes: −$942
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$3,491
• Taxable income: $6,471
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $6,447/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.

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
• County: Calcasieu Parish · 170,889 people
• City population: 27,799
• Metro: Lake Charles, LA
• Population (ZIP): 27,799
• Household income: $64,707
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 197.0

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 (82%)
• Race & ethnicity: White 82% Black 8% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 13% Slovak 2% Scandinavian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% 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: ▼ -104.29%
• Current HPI: 100.0895
• Rent YoY: ▲ 7.65%
• Metro: Lake Charles, LA
• 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

+2.1% since first listed

4 events — show timeline

• 2026-04-01 Listed $120,000 SWLAR
• 2023-08-29 Rental Removed — APPFOLIO
• 2019-07-26 Sold (MLS) — SWLAR
• 2019-06-20 Listed $117,500 SWLAR

Property tax history

+2.3%/yr

Latest (2025): $942 · +0.8% YoY. Source: county tax records.