1415 Dorothy Jane Dr · Sulphur, LA 70665

$345,500

5 bd · 3.0 ba · 3,036 sqft · SingleFamily · 135 Days on market

Built 1998 Good condition 0.83 ac lot $114/sqft · 24% below area Est $455k · 24% 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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Carlyss home located in the highly sought Southern Oaks neighborhood! Sitting on a large corner lot with dead end roads on each side. This huge home features 5 bedrooms and 3 bathrooms. With 2 master bedrooms, large living area, formal dining, PLUS the 5th bedroom is large and could double as a second living or entertaining space that opens to the back porch! Stainless appliances in the kitchen includes double oven, dishwasher, fridge, stovetop and microwave hood vent. Outside you have almost an acre of yard and an extended large covered back patio to entertain. Plumbing is already set for an outdoor kitchen to be installed. Sellers are willing to install or provide a credit for carport/covered awning for parking! Schedule your showing today! Dog kennels will be removed, chicken pen can remain.

Key facts

• 0.83 acre lot
• Built 1998
• Listed 134 days

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $346k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $997 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $346k).
• Recommended offer: $304k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 8.5% 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+, health & safety 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.
• 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: 261 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $10k 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 + 3.0% rent growth), your $97k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $21k; list at $346k implies a 1545% gain — meaningful room to come down on a strong offer.

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 $304,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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: 1.30% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.65%
• DSCR: 1.79
• GRM: 6.4

CMA / ARV

• ARV (median comp): $454,683
• List price: $345,500
• Delta: -24.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4327 Dorothy Jane Dr Dr	0.10mi	4/3.0 (-1)	2,790 (-8%)	6mo	$425,000	$152	71
1321 Lawton Dr	0.24mi	4/4.5 (-1)	2,882 (-5%)	14mo	$600,000	$208	57
1063 Walker Rd	0.57mi	5/3.0	2,887 (-5%)	24mo	$460,000	$159	46
1073 Lauren Logan Ln	0.61mi	5/3.5	3,356 (+10%)	8mo	$420,000	$125	45
1838 Walker Rd	0.53mi	4/2.5 (-1)	3,116 (+3%)	23mo	$405,000	$130	44
969 Walker Rd	0.67mi	4/3.5 (-1)	2,750 (-9%)	21mo	$440,000	$160	29

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $7,658
• Equity at exit: $51,515

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $89,100
• Equity at exit: $29,873

Cash invested: $96,740 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $436,400 ($134/sqft)
• Median days on market: 212 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +11.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70665

• Active inventory: 261
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$1,812
• Tax from tax record: −$176 /mo · $2,113/yr
• Insurance: −$144
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $997

Break-even live

Break-even rent $3,239

Max offer price $345,500

Occupancy floor 73%

Sensitivity live

Price	-10% $1,192	-5% $1,094	+0% $997	+5% $899	+10% $801
Rent	-10% $641	-5% $819	+0% $997	+5% $1,174	+10% $1,352
Rate	-1.0pp $1,171	-0.5pp $1,084	base $997	+0.5pp $907	+1.0pp $816

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: $86,375
• Closing costs: $10,365
• Club membership (one-time): —
• 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	93d	1	1.23mi

Listing history 50 events

1. 2026-08-08
   days on market $345,500 Active 135 DOM
2. 2026-08-07
   days on market $345,500 Active 134 DOM
3. 2026-08-06
   days on market $345,500 Active 133 DOM
4. 2026-08-05
   days on market $345,500 Active 132 DOM
5. 2026-08-04
   days on market $345,500 Active 131 DOM
6. 2026-08-03
   days on market $345,500 Active 130 DOM
7. 2026-07-31
   days on market $345,500 Active 127 DOM
8. 2026-07-29
   days on market $345,500 Active 125 DOM
9. 2026-07-27
   days on market $345,500 Active 123 DOM
10. 2026-07-25
    days on market $345,500 Active 121 DOM
11. 2026-07-23
    days on market $345,500 Active 119 DOM
12. 2026-07-22
    days on market $345,500 Active 118 DOM
13. 2026-07-21
    days on market $345,500 Active 117 DOM
14. 2026-07-18
    days on market $345,500 Active 114 DOM
15. 2026-07-16
    days on market $345,500 Active 112 DOM
16. 2026-07-16
    days on market $345,500 Active 111 DOM
17. 2026-07-14
    days on market $345,500 Active 110 DOM
18. 2026-07-13
    days on market $345,500 Active 109 DOM
19. 2026-07-12
    days on market $345,500 Active 108 DOM
20. 2026-07-11
    days on market $345,500 Active 107 DOM
21. 2026-07-10
    days on market $345,500 Active 106 DOM
22. 2026-07-09
    days on market $345,500 Active 105 DOM
23. 2026-07-08
    days on market $345,500 Active 104 DOM
24. 2026-07-07
    days on market $345,500 Active 103 DOM
25. 2026-07-06
    days on market $345,500 Active 102 DOM
26. 2026-07-05
    days on market $345,500 Active 101 DOM
27. 2026-07-04
    days on market $345,500 Active 100 DOM
28. 2026-07-03
    days on market $345,500 Active 99 DOM
29. 2026-07-03
    days on market $345,500 Active 98 DOM
30. 2026-07-01
    days on market $345,500 Active 97 DOM
31. 2026-06-30
    days on market $345,500 Active 96 DOM
32. 2026-06-29
    days on market $345,500 Active 95 DOM
33. 2026-06-28
    days on market $345,500 Active 94 DOM
34. 2026-06-28
    days on market $345,500 Active 93 DOM
35. 2026-06-27
    days on market $345,500 Active 92 DOM
36. 2026-06-25
    days on market $345,500 Active 90 DOM
37. 2026-06-23
    days on market $345,500 Active 88 DOM
38. 2026-06-21
    days on market $345,500 Active 87 DOM
39. 2026-06-19
    days on market $345,500 Active 85 DOM
40. 2026-06-18
    days on market $345,500 Active 84 DOM
41. 2026-06-17
    days on market $345,500 Active 83 DOM
42. 2026-06-16
    days on market $345,500 Active 82 DOM
43. 2026-06-15
    days on market $345,500 Active 81 DOM
44. 2026-06-14
    days on market $345,500 Active 79 DOM
45. 2026-06-13
    days on market $345,500 Active 78 DOM
46. 2026-06-10
    days on market $345,500 Active 76 DOM
47. 2026-06-09
    days on market $345,500 Active 75 DOM
48. 2026-06-08
    days on market $345,500 Active 74 DOM
49. 2026-06-07
    days on market $345,500 Active 73 DOM
50. 2026-06-05
    days on market $345,500 Active 70 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: $2,113 · $176/mo
• Projected year-2 tax: $2,113 · $176/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: −$19,353
• − Property taxes: −$2,113
• − Insurance: −$6,846
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$10,051
• Taxable income: $6,996
• Est. tax owed @ 24.0%: −$1,679
• After-tax cash flow: $10,279/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $15,180–$45,540 screening

This home is in good condition with minimal repairs needed. It features a large covered patio, hardwood floors, and a spacious layout. Landscaping and painting the exterior would significantly enhance its curb appeal and property value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Painting exterior — Improves curb appeal and property value ↑
• Both Reorganizing interior furniture — Maximizes space and improves aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Cypress Cove Elementary School C- LA #120/646 Nat'l #12,255/41,679 Middle W. W. Lewis Middle School F LA #62/218 Nat'l #5,872/14,009 High Sulphur High School F LA #58/265 Nat'l #6,890/17,239

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

B Composite livability gradescore 71/100

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 · 212,179 people
• City population: 27,799
• Metro: Lake Charles, LA
• Population (ZIP): 12,891
• Household income: $88,328
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 37% of renters

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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%

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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%

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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

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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

+1588.1% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $354,500 SWLAR
• 2026-03-26 Listed $359,500 SWLAR
• 2021-05-06 Sold (MLS) — SWLAR
• 2020-11-05 Listed $329,500 SWLAR
• 1998-02-13 Sold (Public Records) $21,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,113 · +1.2% YoY. Source: county tax records.