812 Lynnwood Ave · Sulphur, LA 70663

$195,000

15 bd · 6.0 ba · 2,770 sqft · SingleFamily · 123 Days on market

Built 1970 0.58 ac lot

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• 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

This income-producing triplex in Sulphur offers a strong value-add opportunity with three separate units consisting of a 3-bedroom/1-bath, a 2-bedroom/1-bath, and a 1 bedroom/bath all fully occupied. Conveniently located near local amenities and employment centers, this triplex provides solid rental demand and the chance to enhance long-term returns through renovation and strategic management.

Key facts

• Solid rental demand
• Three separate units
• Fully occupied

Tags

• INCOME PRODUCING TRIPLEX
• THREE SEPARATE UNITS
• FULLY OCCUPIED
• NEAR LOCAL AMENITIES
• SOLID RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 15-bed/6.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (2.7% below list).
• Recommended offer: $172k (12.0% 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; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 35% 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 $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.65% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,997
• Equity at exit: $29,075

10-year hold

• IRR: 12.4%
• Equity multiple: 2.17×
• Total profit: $64,061
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,898 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$91 /mo · $1,093/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $304

Break-even live

Break-even rent $1,513

Max offer price $195,000

Occupancy floor 79%

Sensitivity live

Price	-10% $415	-5% $359	+0% $304	+5% $249	+10% $194
Rent	-10% $154	-5% $229	+0% $304	+5% $379	+10% $454
Rate	-1.0pp $402	-0.5pp $354	base $304	+0.5pp $254	+1.0pp $202

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $195,000 Active 123 DOM
2. 2026-06-18
   days on market $195,000 Active 122 DOM
3. 2026-06-17
   days on market $195,000 Active 121 DOM
4. 2026-06-16
   days on market $195,000 Active 120 DOM
5. 2026-06-15
   days on market $195,000 Active 119 DOM
6. 2026-06-14
   days on market $195,000 Active 117 DOM
7. 2026-06-13
   days on market $195,000 Active 116 DOM
8. 2026-06-10
   days on market $195,000 Active 114 DOM
9. 2026-06-09
   days on market $195,000 Active 113 DOM
10. 2026-06-08
    days on market $195,000 Active 112 DOM
11. 2026-06-07
    days on market $195,000 Active 111 DOM
12. 2026-06-05
    days on market $195,000 Active 108 DOM
13. 2026-06-02
    days on market $195,000 Active 106 DOM
14. 2026-06-01
    days on market $195,000 Active 105 DOM
15. 2026-05-31
    days on market $195,000 Active 104 DOM
16. 2026-05-30
    days on market $195,000 Active 103 DOM
17. 2026-05-19
    price $195,000 396-char remark

    Show marketing remark (396 chars)

    This income-producing triplex in Sulphur offers a strong value-add opportunity with three separate units consisting of a 3-bedroom/1-bath, a 2-bedroom/1-bath, and a 1 bedroom/bath all fully occupied. Conveniently located near local amenities and employment centers, this triplex provides solid rental demand and the chance to enhance long-term returns through renovation and strategic management.

18. 2026-05-05
    price $200,000 396-char remark

    Show marketing remark (396 chars)

    This income-producing triplex in Sulphur offers a strong value-add opportunity with three separate units consisting of a 3-bedroom/1-bath, a 2-bedroom/1-bath, and a 1 bedroom/bath all fully occupied. Conveniently located near local amenities and employment centers, this triplex provides solid rental demand and the chance to enhance long-term returns through renovation and strategic management.

19. 2026-03-27
    price $220,000 396-char remark

    Show marketing remark (396 chars)

    This income-producing triplex in Sulphur offers a strong value-add opportunity with three separate units consisting of a 3-bedroom/1-bath, a 2-bedroom/1-bath, and a 1 bedroom/bath all fully occupied. Conveniently located near local amenities and employment centers, this triplex provides solid rental demand and the chance to enhance long-term returns through renovation and strategic management.

20. 2026-03-05
    price $230,000 396-char remark

    Show marketing remark (396 chars)

    This income-producing triplex in Sulphur offers a strong value-add opportunity with three separate units consisting of a 3-bedroom/1-bath, a 2-bedroom/1-bath, and a 1 bedroom/bath all fully occupied. Conveniently located near local amenities and employment centers, this triplex provides solid rental demand and the chance to enhance long-term returns through renovation and strategic management.

21. 2026-02-16
    listed $250,000 Active 396-char remark

    Show marketing remark (396 chars)

    This income-producing triplex in Sulphur offers a strong value-add opportunity with three separate units consisting of a 3-bedroom/1-bath, a 2-bedroom/1-bath, and a 1 bedroom/bath all fully occupied. Conveniently located near local amenities and employment centers, this triplex provides solid rental demand and the chance to enhance long-term returns through renovation and strategic management.

22. 2023-04-21
    soldstatus $900,000
23. 2011-07-01
    soldstatus $74,750
24. 2005-12-22
    soldstatus $119,469
25. 2000-03-30
    soldstatus $87,400

ⓘ 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: $1,093 · $91/mo
• Projected year-2 tax: $1,093 · $91/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $22,772
• − Mortgage interest: −$10,923
• − Property taxes: −$1,093
• − Insurance: −$975
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$5,673
• Taxable income: $464
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $3,539/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

• 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

+123.1% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $195,000 SWLAR
• 2026-05-05 Price Changed $200,000 SWLAR
• 2026-03-27 Price Changed $220,000 SWLAR
• 2026-03-05 Price Changed $230,000 SWLAR
• 2026-02-16 Listed $250,000 SWLAR
• 2023-04-21 Sold (Public Records) $900,000 Public Records
• 2011-07-01 Sold (Public Records) $74,750 Public Records
• 2005-12-22 Sold (Public Records) $119,469 Public Records
• 2000-03-30 Sold (Public Records) $87,400 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,093 · -1.5% YoY. Source: county tax records.