1886 Walker Rd · Carlyss, LA 70665

$419,900

5 bd · 4.5 ba · 3,515 sqft · SingleFamily · 21 Days on market

Built 2003 1.56 ac lot Est $457k · 8% under

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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 +24.6/30.0
• ARV discount +11.1/15.0
• DSCR +8.0/10.0
• 1% rule +5.7/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning custom 5 bedroom, 4.5 bath home with an office situated on a spacious oversized lot with a pool, impressive curb appeal, and 3,515 square feet of living area! The office, offers great flexibility for those needing a dedicated workspace, guest room, or hobby room. This home offers soaring ceilings, beautiful wood flooring, large open living spaces, and abundant natural light throughout. The oversized living room with fireplace flows into the kitchen and dining areas, creating an ideal layout for entertaining and everyday living. The kitchen features granite countertops, custom cabinetry, stainless appliances, gas cooktop, double ovens, and plenty of workspace and storage. The downst

Key facts

• Custom cabinetry
• Custom home
• Dedicated workspace

Tags

• CUSTOM HOME
• OVERSIZED LOT
• DEDICATED WORKSPACE
• OVERSIZED LIVING ROOM
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY

Property features AI

Exterior

• Parking: 2-car garage; Carport; Open parking
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-family residence; House with 2 stories
• Construction: Brick construction; Shingle roof; Slab foundation; Built as a house (residential)
• Exterior features: Covered patio/porch; In-ground pool; Storage structure; Irregular lot

Interior

• Kitchen: Dishwasher; Oven; Range
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 4 full bathrooms; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Pantry; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $420k).
• Recommended offer: $414k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#237 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; 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: Cypress Cove Elementary School (math 42% / reading 60%, grade C-, #120 of 646 statewide, top 19%, 512 students, 61% 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 52% FRL track the district average.
• Market conditions: 236 active listings in the ZIP; 1 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 $3k of loan paydown is wiped out by about $13k 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 21 days — a 2% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $301k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $413,601 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $456,950
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1838 Walker Rd	0.07mi	4/2.5 (-1)	3,116 (-11%)	22mo	$405,000	$130	47
4742 Edgar Rd	0.42mi	6/5.0 (+1)	3,920 (+12%)	24mo	$500,000	$128	34

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-39,513
• Equity at exit: $62,608

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $2,871
• Equity at exit: $36,305

Cash invested: $117,572 (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: 7.8×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$307 /mo · $3,680/yr
• Insurance: −$175
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $445

Break-even live

Break-even rent $3,937

Max offer price $419,900

Occupancy floor 85%

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2385 Leonard Rd Sulphur, LA	4.0	2.0	2723	$4,500	$1.65	44d	1	0.63mi

Listing history 18 events

1. 2026-06-19
   days on market $419,900 Active 21 DOM
2. 2026-06-18
   days on market $419,900 Active 20 DOM
3. 2026-06-17
   days on market $419,900 Active 19 DOM
4. 2026-06-16
   days on market $419,900 Active 18 DOM
5. 2026-06-15
   days on market $419,900 Active 17 DOM
6. 2026-06-14
   days on market $419,900 Active 15 DOM
7. 2026-06-13
   days on market $419,900 Active 14 DOM
8. 2026-06-10
   days on market $419,900 Active 12 DOM
9. 2026-06-09
   days on market $419,900 Active 11 DOM
10. 2026-06-09
    price $419,900 Active 10 DOM
11. 2026-06-08
    days on market $449,900 Active 10 DOM
12. 2026-06-07
    days on market $449,900 Active 9 DOM
13. 2026-06-05
    days on market $449,900 Active 6 DOM
14. 2026-06-02
    days on market $449,900 Active 4 DOM
15. 2026-06-01
    days on market $449,900 Active 3 DOM
16. 2026-05-31
    days on market $449,900 Active 2 DOM
17. 2026-05-30
    remarks 699-char remark
18. 2026-05-30
    listed $449,900 Active 1 DOM

ⓘ 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: $3,680 · $307/mo
• Projected year-2 tax: $3,680 · $307/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 6/10 Major FEMA zone AE · 54% 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: $54,000
• − Mortgage interest: −$23,521
• − Property taxes: −$3,680
• − Insurance: −$7,218
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$12,215
• Taxable loss: −$1,274
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $5,644/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 — Carlyss

• Score: 61/100
• State rank: #237
• US rank: #18031

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+2149.5% since first listed

3 events — show timeline

• 2026-05-29 Listed $449,900 SWLAR
• 2015-09-15 Sold (Public Records) $300,800 Public Records
• 2002-06-11 Sold (Public Records) $20,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $3,680 · +1.2% YoY. Source: county tax records.