725 Majestic Oak Dr · Sulphur, LA 70663

$120,000

3 bd · 2.0 ba · 1,215 sqft · Manufactured · 158 Days on market

Built 1998 0.50 ac lot Est $85k · 41% over

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +5.2/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This three bedroom, two bath single wide mobile home in the heart of Sulphur is an INVESTORS deal. The home has had some repairs completed but there is a little more left to be repaired. The home features a living room/dining and kitchen. Nice size bedrooms with laminate floors throughout. Bank owned; therefore, no repairs will be made, home is to be purchased in as is condition. Situated on a large lot on a dead-end street and would make an excellent rental or first-time homebuyer purchase. The roof has been replaced and there is a really nice, covered awning to the rear of the property for entertainment.

Key facts

• Storage shed
• Back patio
• Well-kept interior

Tags

• BACK PATIO
• STORAGE SHED
• WELL-KEPT INTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (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: Rents rising fast (+7.7%/yr); 291 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $120k implies a 823% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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. 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: 1.02% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $85,050
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
771 Acorn Creek Trl	0.13mi	3/2.0	1,280 (+5%)	18mo	$90,000	$70	70
771 Trahan St Unit A	0.63mi	2/2.0 (-1)	1,099 (-10%)	22mo	$77,000	$70	31

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-5,767
• Equity at exit: $17,892

10-year hold

• IRR: 10.1%
• Equity multiple: 1.95×
• Total profit: $31,941
• 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: 8.2×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$50
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $121

Break-even live

Break-even rent $1,066

Max offer price $120,000

Occupancy floor 85%

Sensitivity live

Price	-10% $189	-5% $155	+0% $121	+5% $87	+10% $53
Rent	-10% $24	-5% $73	+0% $121	+5% $169	+10% $217
Rate	-1.0pp $181	-0.5pp $151	base $121	+0.5pp $90	+1.0pp $58

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	14d	1	0.23mi
625 N Claiborne St Unit 1 Sulphur, LA	3.0	2.0	1200	$925	$0.77	14d	1	0.69mi

Listing history 7 events

1. 2026-04-24
   status Pending
2. 2026-03-13
   price $120,000
3. 2026-01-08
   price $125,000
4. 2025-11-17
   listed $130,000 Active
5. 2023-04-28
   soldstatus 613-char remark

   Show marketing remark (613 chars)

   This three bedroom, two bath single wide mobile home in the heart of Sulphur is an INVESTORS deal. The home has had some repairs completed but there is a little more left to be repaired. The home features a living room/dining and kitchen. Nice size bedrooms with laminate floors throughout. Bank owned; therefore, no repairs will be made, home is to be purchased in as is condition. Situated on a large lot on a dead-end street and would make an excellent rental or first-time homebuyer purchase. The roof has been replaced and there is a really nice, covered awning to the rear of the property for entertainment.

6. 2022-11-16
   listed $60,500 613-char remark

   Show marketing remark (613 chars)

   This three bedroom, two bath single wide mobile home in the heart of Sulphur is an INVESTORS deal. The home has had some repairs completed but there is a little more left to be repaired. The home features a living room/dining and kitchen. Nice size bedrooms with laminate floors throughout. Bank owned; therefore, no repairs will be made, home is to be purchased in as is condition. Situated on a large lot on a dead-end street and would make an excellent rental or first-time homebuyer purchase. The roof has been replaced and there is a really nice, covered awning to the rear of the property for entertainment.

7. 1998-03-23
   soldstatus $12,995

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$211/yr (+$18/mo · 47.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone A · 20% 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: $14,621
• − Mortgage interest: −$6,722
• − Property taxes: −$449
• − Insurance: −$2,102
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,491
• Taxable loss: −$482
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $1,564/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

• 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

+823.4% since first listed

7 events — show timeline

• 2026-04-24 Pending — SWLAR
• 2026-03-13 Price Changed $120,000 SWLAR
• 2026-01-08 Price Changed $125,000 SWLAR
• 2025-11-17 Listed $130,000 SWLAR
• 2023-04-28 Sold (MLS) — SWLAR
• 2022-11-16 Listed $60,500 SWLAR
• 1998-03-23 Sold (Public Records) $12,995 Public Records

Property tax history

-0.4%/yr

Latest (2025): $449 · -1.7% YoY. Source: county tax records.