2309 St Francis St · Sulphur, LA 70663

$193,000

3 bd · 2.0 ba · 1,801 sqft · SingleFamily · 45 Days on market

Built 1980 0.49 ac lot Est $204k · 5% 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 +25.3/30.0
• ARV discount +9.8/15.0
• DSCR +8.4/10.0
• 1% rule +5.8/10.0
• 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

Tastefully updated home with easy access to I-10. Neutral colors are used throughout his 3 bedroom 2 Bath home. There are two great bonus rooms! The sunroom right off of the Kitchen and Dining area can be used as extra living area, home office or even extra dining space. Just imagine the possibilities. There is also a bonus room which is not included in the living square footage that was once used a bedroom. The huge backyard is perfect for outdoor entertaining or outdoor games. Come take a look! All measurements are more or less.

Key facts

• Attic solar fan
• Sunroom off kitchen
• Gas-ready fireplace

Tags

• SUNROOM OFF KITCHEN
• REMODELED PRIMARY BATHROOM
• NEW DOUBLE-PANE WINDOWS
• ATTIC SOLAR FAN
• WALK-IN PANTRY
• GAS-READY FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $193k).
• Recommended offer: $187k (3.0% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 39% 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 $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.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $54k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• 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 $187,210 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.08% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $203,513
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2405 Mary Ann Dr	0.14mi	4/2.0 (+1)	1,681 (-7%)	3mo	$159,000	$95	75
2200 Tammy St	0.21mi	3/2.0	1,700 (-6%)	9mo	$191,000	$112	73
2117 Aubrianna Ln	0.39mi	3/2.0	1,820 (+1%)	14mo	$250,000	$137	68
1415 Beth St	0.59mi	3/2.0	1,832 (+2%)	3mo	$225,000	$123	67
868 S Post Oak Rd S	0.35mi	4/2.0 (+1)	1,910 (+6%)	5mo	$234,000	$123	64
2212 Tammy St	0.26mi	3/2.0	1,613 (-10%)	13mo	$192,000	$119	59
2505 Jayson St	0.54mi	4/2.0 (+1)	1,913 (+6%)	1mo	$195,000	$102	59
515 N Lebanon St N	0.68mi	3/2.0	1,728 (-4%)	7mo	$179,700	$104	56
806 Frederick St	0.73mi	3/2.0	1,788 (-1%)	11mo	$108,765	$61	55
2807 Mary Ann Dr	0.61mi	4/2.0 (+1)	1,870 (+4%)	8mo	$209,000	$112	54
608 Shady Ln	0.62mi	3/3.0	1,903 (+6%)	8mo	$215,000	$113	51
2638 Saint Joseph St	0.50mi	3/2.0	1,578 (-12%)	7mo	$239,900	$152	51

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: 3.2%
• Equity multiple: 1.13×
• Total profit: $6,977
• Equity at exit: $28,777

10-year hold

• IRR: 16.5%
• Equity multiple: 2.63×
• Total profit: $88,203
• Equity at exit: $16,687

Cash invested: $54,040 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$114 /mo · $1,372/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $441

Break-even live

Break-even rent $1,528

Max offer price $193,000

Occupancy floor 74%

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.20mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	43d	1	0.52mi
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	43d	1	0.63mi
708 Alabama St Sulphur, LA	4.0	2.5	2335	$2,800	$1.20	21d	1	0.72mi
1016 Jacques Dr Sulphur, LA	4.0	3.0	2350	$3,000	$1.28	43d	1	1.06mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	13d	1	1.28mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	43d	1	1.47mi

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-04-06
   price $193,000
3. 2026-03-31
   price $196,500
4. 2026-03-13
   listed $198,000 Active
5. 2022-11-29
   soldstatus $180,000
6. 2022-11-28
   soldstatus 536-char remark

   Show marketing remark (536 chars)

   Tastefully updated home with easy access to I-10. Neutral colors are used throughout his 3 bedroom 2 Bath home. There are two great bonus rooms! The sunroom right off of the Kitchen and Dining area can be used as extra living area, home office or even extra dining space. Just imagine the possibilities. There is also a bonus room which is not included in the living square footage that was once used a bedroom. The huge backyard is perfect for outdoor entertaining or outdoor games. Come take a look! All measurements are more or less.

7. 2022-10-07
   listed $180,000 536-char remark

   Show marketing remark (536 chars)

   Tastefully updated home with easy access to I-10. Neutral colors are used throughout his 3 bedroom 2 Bath home. There are two great bonus rooms! The sunroom right off of the Kitchen and Dining area can be used as extra living area, home office or even extra dining space. Just imagine the possibilities. There is also a bonus room which is not included in the living square footage that was once used a bedroom. The huge backyard is perfect for outdoor entertaining or outdoor games. Come take a look! All measurements are more or less.

8. 2021-02-22
   soldstatus $131,250
9. 2013-05-24
   soldstatus $128,200

ⓘ 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: $1,372 · $114/mo
• Projected year-2 tax: $1,372 · $114/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 X (shaded) · 67% 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: $25,030
• − Mortgage interest: −$10,811
• − Property taxes: −$1,372
• − Insurance: −$965
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$5,615
• Taxable income: $2,262
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $4,748/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

+50.5% since first listed

9 events — show timeline

• 2026-04-28 Pending — SWLAR
• 2026-04-06 Price Changed $193,000 SWLAR
• 2026-03-31 Price Changed $196,500 SWLAR
• 2026-03-13 Listed $198,000 SWLAR
• 2022-11-29 Sold (Public Records) $180,000 Public Records
• 2022-11-28 Sold (MLS) — SWLAR
• 2022-10-07 Listed $180,000 SWLAR
• 2021-02-22 Sold (Public Records) $131,250 Public Records
• 2013-05-24 Sold (Public Records) $128,200 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,372 · +0.8% YoY. Source: county tax records.