108 Leora · Sulphur, LA 70663

$82,000

3 bd · 2.0 ba · 1,343 sqft · Manufactured · 182 Days on market

Built 2017 8,687 sqft lot $61/sqft · 32% below area Est $120k · 32% 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

If you are looking for a well kept mobile home on a nice sized lot this is it, The home sits on a lot measuring 119X73 M/L which allows room for anyone that searching for a home with a yard. The Home features 3 Spacious Bedrooms and 2 baths , The Kitchen has an island with over head lighting and open to the living room allows plenty of space to entertain guest.

Key facts

• Over head lighting
• Open to living room
• Nice sized lot

Tags

• NICE SIZED LOT
• KITCHEN ISLAND
• OVER HEAD LIGHTING
• OPEN TO LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $567 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $82k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.97% ✓
• Cap rate: 17.24%
• Cash-on-cash: 39.09%
• DSCR: 2.74
• GRM: 4.2

CMA / ARV

• ARV (median comp): $120,000
• List price: $82,000
• Delta: -31.67%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 E Burton St	0.24mi	3/2.0	1,280 (-5%)	19mo	$86,000	$67	65
771 Acorn Creek Trl	0.66mi	3/2.0	1,280 (-5%)	18mo	$90,000	$70	46

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: 40.3%
• Equity multiple: 2.84×
• Total profit: $42,245
• Equity at exit: $12,226

10-year hold

• IRR: 48.8%
• Equity multiple: 6.83×
• Total profit: $133,792
• Equity at exit: $7,090

Cash invested: $22,960 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $748

Break-even live

Break-even rent $665

Max offer price $82,000

Occupancy floor 49%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	13d	1	0.46mi
625 N Claiborne St Unit 1 Sulphur, LA	3.0	2.0	1200	$925	$0.77	13d	1	0.53mi
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	43d	1	0.83mi

Listing history 10 events

1. 2026-06-01
   days on market $82,000 Active 182 DOM
2. 2026-05-31
   days on market $82,000 Active 181 DOM
3. 2026-05-30
   days on market $82,000 Active 180 DOM
4. 2026-03-13
   price $82,000 365-char remark

   Show marketing remark (365 chars)

   If you are looking for a well kept mobile home on a nice sized lot this is it, The home sits on a lot measuring 119X73 M/L which allows room for anyone that searching for a home with a yard. The Home features 3 Spacious Bedrooms and 2 baths , The Kitchen has an island with over head lighting and open to the living room allows plenty of space to entertain guest.

5. 2026-01-20
   price $85,000 365-char remark

   Show marketing remark (365 chars)

   If you are looking for a well kept mobile home on a nice sized lot this is it, The home sits on a lot measuring 119X73 M/L which allows room for anyone that searching for a home with a yard. The Home features 3 Spacious Bedrooms and 2 baths , The Kitchen has an island with over head lighting and open to the living room allows plenty of space to entertain guest.

6. 2026-01-07
   price $95,000 365-char remark

   Show marketing remark (365 chars)

   If you are looking for a well kept mobile home on a nice sized lot this is it, The home sits on a lot measuring 119X73 M/L which allows room for anyone that searching for a home with a yard. The Home features 3 Spacious Bedrooms and 2 baths , The Kitchen has an island with over head lighting and open to the living room allows plenty of space to entertain guest.

7. 2026-01-02
   price $100,000 365-char remark

   Show marketing remark (365 chars)

   If you are looking for a well kept mobile home on a nice sized lot this is it, The home sits on a lot measuring 119X73 M/L which allows room for anyone that searching for a home with a yard. The Home features 3 Spacious Bedrooms and 2 baths , The Kitchen has an island with over head lighting and open to the living room allows plenty of space to entertain guest.

8. 2025-12-01
   listed $110,000 Active 365-char remark

   Show marketing remark (365 chars)

   If you are looking for a well kept mobile home on a nice sized lot this is it, The home sits on a lot measuring 119X73 M/L which allows room for anyone that searching for a home with a yard. The Home features 3 Spacious Bedrooms and 2 baths , The Kitchen has an island with over head lighting and open to the living room allows plenty of space to entertain guest.

9. 2017-06-01
   soldstatus $35,000
10. 2017-05-19
    soldstatus $28,000

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $734 · $61/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $19,341
• − Mortgage interest: −$4,593
• − Property taxes: −$734
• − Insurance: −$410
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$2,385
• Taxable income: $8,124
• Est. tax owed @ 24.0%: −$1,950
• After-tax cash flow: $7,026/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

+192.9% since first listed

7 events — show timeline

• 2026-03-13 Price Changed $82,000 SWLAR
• 2026-01-20 Price Changed $85,000 SWLAR
• 2026-01-07 Price Changed $95,000 SWLAR
• 2026-01-02 Price Changed $100,000 SWLAR
• 2025-12-01 Listed $110,000 SWLAR
• 2017-06-01 Sold (Public Records) $35,000 Public Records
• 2017-05-19 Sold (Public Records) $28,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $734 · +0.8% YoY. Source: county tax records.