2437 Evangeline Oaks Dr · Sulphur, LA 70665

$99,700

3 bd · 2.5 ba · 2,351 sqft · SingleFamily · 185 Days on market

Built 1979 Poor condition 0.99 ac lot $42/sqft · 65% below area ↓ 28% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming brick home features a 3-bedroom, 2.5-bath layout on nearly an acre of land in the Carlyss area. Don’t miss the chance to book your showing today!

Key facts

• 0.99 acre lot
• Built 1979
• Listed 184 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.7% 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).
• At $4,500/mo this rent would consume 61% of the median local household income ($88k/yr) (locally 37% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $689 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $87,736 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 4.51% ✓
• Cap rate: 40.67%
• Cash-on-cash: 122.78%
• DSCR: 6.46
• GRM: 1.8

CMA / ARV

• ARV (median comp): $285,466
• List price: $99,700
• Delta: -61.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2061 S Red Oak Forest Ln	0.55mi	4/2.5 (+1)	2,350 (-0%)	9mo	$330,000	$140	62
4108 Linda Ln	1.05mi	3/2.0	2,429 (+3%)	4mo	$365,000	$150	54
1615 Lawton Dr	0.91mi	3/3.5	2,222 (-6%)	2mo	$412,900	$186	50
4620 Brooklyn Dr	0.81mi	3/2.0	2,390 (+2%)	12mo	$280,000	$117	50
4360 Dean Dr	0.28mi	2/2.0 (-1)	1,900 (-19%)	6mo	$160,000	$84	50
2002 Chamblee Dr	0.46mi	3/2.5	2,160 (-8%)	22mo	$225,000	$104	46
2375 Jane Dr	0.49mi	4/2.5 (+1)	2,760 (+17%)	6mo	$459,995	$167	42
1608 Linda Ln	1.12mi	3/2.5	2,661 (+13%)	2mo	$370,000	$139	41
3982 Pete Seay Rd	0.79mi	3/2.0	2,260 (-4%)	22mo	$220,000	$97	38
2551 Bayou Cir	0.85mi	3/2.0	2,018 (-14%)	6mo	$224,900	$111	35
1987 N Red Oak Forest Ln N	0.52mi	3/2.0	1,913 (-19%)	22mo	$348,000	$182	30
1966 Burkholder Rd Rd	0.81mi	3/2.0	1,944 (-17%)	11mo	$248,186	$128	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: —
• Equity multiple: 5.98×
• Total profit: $138,932
• Equity at exit: $14,866

10-year hold

• IRR: —
• Equity multiple: 12.52×
• Total profit: $321,613
• Equity at exit: $8,620

Cash invested: $27,916 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 2 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $281,500 ($114/sqft)
• Median days on market: 131 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +6.9% vs 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: 1.8×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$523
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $2,430

Break-even live

Break-even rent $1,424

Max offer price $99,700

Occupancy floor 41%

Sensitivity live

Price	-10% $2,486	-5% $2,458	+0% $2,430	+5% $2,402	+10% $2,373
Rent	-10% $2,074	-5% $2,252	+0% $2,430	+5% $2,607	+10% $2,785
Rate	-1.0pp $2,480	-0.5pp $2,455	base $2,430	+0.5pp $2,404	+1.0pp $2,378

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: $24,925
• Closing costs: $2,991
• 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	0.13mi

Listing history 50 events

1. 2026-08-08
   days on market $99,700 Active 185 DOM
2. 2026-08-07
   pricedays on market $99,700 Active 184 DOM
3. 2026-08-06
   days on market $109,700 Active 183 DOM
4. 2026-08-05
   days on market $109,700 Active 182 DOM
5. 2026-08-04
   days on market $109,700 Active 181 DOM
6. 2026-08-03
   days on market $109,700 Active 180 DOM
7. 2026-07-31
   days on market $109,700 Active 177 DOM
8. 2026-07-29
   days on market $109,700 Active 175 DOM
9. 2026-07-27
   days on market $109,700 Active 173 DOM
10. 2026-07-25
    days on market $109,700 Active 171 DOM
11. 2026-07-23
    days on market $109,700 Active 169 DOM
12. 2026-07-22
    days on market $109,700 Active 168 DOM
13. 2026-07-21
    days on market $109,700 Active 167 DOM
14. 2026-07-18
    days on market $109,700 Active 164 DOM
15. 2026-07-16
    days on market $109,700 Active 162 DOM
16. 2026-07-16
    pricedays on market $109,700 Active 161 DOM
17. 2026-07-14
    days on market $114,700 Active 160 DOM
18. 2026-07-13
    days on market $114,700 Active 159 DOM
19. 2026-07-12
    days on market $114,700 Active 158 DOM
20. 2026-07-11
    days on market $114,700 Active 157 DOM
21. 2026-07-10
    days on market $114,700 Active 156 DOM
22. 2026-07-09
    days on market $114,700 Active 155 DOM
23. 2026-07-08
    days on market $114,700 Active 154 DOM
24. 2026-07-07
    days on market $114,700 Active 153 DOM
25. 2026-07-06
    days on market $114,700 Active 152 DOM
26. 2026-07-05
    days on market $114,700 Active 151 DOM
27. 2026-07-04
    days on market $114,700 Active 150 DOM
28. 2026-07-03
    days on market $114,700 Active 149 DOM
29. 2026-07-03
    days on market $114,700 Active 148 DOM
30. 2026-07-01
    days on market $114,700 Active 147 DOM
31. 2026-06-30
    days on market $114,700 Active 146 DOM
32. 2026-06-29
    days on market $114,700 Active 145 DOM
33. 2026-06-28
    days on market $114,700 Active 144 DOM
34. 2026-06-28
    days on market $114,700 Active 143 DOM
35. 2026-06-27
    days on market $114,700 Active 142 DOM
36. 2026-06-25
    days on market $114,700 Active 140 DOM
37. 2026-06-23
    days on market $114,700 Active 138 DOM
38. 2026-06-21
    days on market $114,700 Active 137 DOM
39. 2026-06-19
    days on market $114,700 Active 135 DOM
40. 2026-06-18
    days on market $114,700 Active 134 DOM
41. 2026-06-17
    days on market $114,700 Active 133 DOM
42. 2026-06-16
    days on market $114,700 Active 132 DOM
43. 2026-06-15
    days on market $114,700 Active 131 DOM
44. 2026-06-14
    days on market $114,700 Active 129 DOM
45. 2026-06-13
    days on market $114,700 Active 128 DOM
46. 2026-06-10
    days on market $114,700 Active 126 DOM
47. 2026-06-09
    days on market $114,700 Active 125 DOM
48. 2026-06-08
    days on market $114,700 Active 124 DOM
49. 2026-06-07
    days on market $114,700 Active 123 DOM
50. 2026-06-05
    days on market $114,700 Active 120 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: $1,612 · $134/mo
• Projected year-2 tax: $1,612 · $134/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 7/10 Severe FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 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: −$5,585
• − Property taxes: −$1,612
• − Insurance: −$5,617
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$2,900
• Taxable income: $29,646
• Est. tax owed @ 24.0%: −$7,115
• After-tax cash flow: $22,042/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

Poor 20/100 Extensive rehab Est. rehab $117,550–$211,590 screening

This property requires extensive repairs and updates to bring it up to a livable condition. The home is in poor condition and would benefit from new flooring, cabinets, windows, siding, and a new HVAC system.

Deferred maintenance Est. $70,000–$210,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof visible
• Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No HVAC visible
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No windows visible
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No electrical panel visible
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No plumbing visible
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No exterior visible
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No other components visible

Repairs flagged

• Major Exposed subfloor in kitchen and bathrooms — Structural damage and potential water damage
• Major Missing cabinets in kitchen — Aesthetic and functional issues
• Major Damaged walls in kitchen and bathrooms — Structural and aesthetic issues
• Major Missing windows — Aesthetic and functional issues
• Major Damaged siding — Structural and aesthetic issues
• Major Exposed electrical panel — Safety hazard

Value-add opportunities

• Resale New flooring in kitchen and bathrooms — Improves aesthetics and functionality ↑
• Resale New cabinets in kitchen — Improves aesthetics and functionality ↑
• Resale New windows — Improves aesthetics and functionality ↑
• Resale New siding — Improves aesthetics and functionality ↑
• Both New HVAC system — Improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Extensive 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

-28.3% since first listed

8 events — show timeline

• 2026-04-01 Price Changed $114,700 SWLAR
• 2026-02-20 Price Changed $119,700 SWLAR
• 2026-02-18 Relisted — SWLAR
• 2026-02-06 Pending — SWLAR
• 2026-01-23 Listed $124,700 SWLAR
• 2018-07-09 Sold (Public Records) $150,000 Public Records
• 2018-07-09 Sold (MLS) — SWLAR
• 2017-10-22 Listed $160,000 SWLAR

Property tax history

-0.8%/yr

Latest (2025): $1,612 · +0.2% YoY. Source: county tax records.