2401 Mary Ann Dr · Sulphur, LA 70663

$160,000

3 bd · 2.0 ba · 1,780 sqft · SingleFamily · 24 Days on market

Built 1975 0.63 ac lot Est $201k · 20% under

---

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
• 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

Cute brick home in Maplewood Subdivision with lots of possibilities to make it something great. Open floor plan with living areas, nice utility room with storage and formal dining room. Very large backyard and covered 2 car carport along with a nice big back patio to sit out on and watch nature. Home is being sold "AS IS" with no repairs to be made by seller so may not qualify for RD or FHA. Also have included a flood quote in the supplements section.

Key facts

• Open floor plan
• Utility room
• Spacious lot

Tags

• BRICK HOME
• MAPLEWOOD SUBDIVISION
• SPACIOUS LOT
• OPEN FLOOR PLAN
• UTILITY ROOM
• FORMAL DINING AREA

Property features AI

Exterior

• Parking: Carport (2 spaces); Open parking (total 2 parking spaces)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable available; Phone connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; No shared/common walls
• Construction: Shingle roof; Slab foundation; House structure type; Built as a single-family home
• Exterior features: City lot; Paved city street frontage; Shed(s); Has a view

Interior

• Kitchen: Electric range; Disposal; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Ceiling fan cooling
• Interior features: Electric range, disposal, refrigerator; Ceiling fans; No fireplace
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 8.8% in Sulphur — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 294 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $5k 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $139k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.30% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.81%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $201,140
• 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	0.03mi	4/2.0 (+1)	1,681 (-6%)	3mo	$159,000	$95	82
2200 Tammy St	0.28mi	3/2.0	1,700 (-4%)	9mo	$191,000	$112	72
1415 Beth St	0.50mi	3/2.0	1,832 (+3%)	3mo	$225,000	$123	70
515 N Lebanon St N	0.57mi	3/2.0	1,728 (-3%)	7mo	$179,700	$104	63
2117 Aubrianna Ln	0.49mi	3/2.0	1,820 (+2%)	14mo	$250,000	$137	62
868 S Post Oak Rd S	0.38mi	4/2.0 (+1)	1,910 (+7%)	5mo	$234,000	$123	61
2505 Jayson St	0.51mi	4/2.0 (+1)	1,913 (+8%)	1mo	$195,000	$102	58
2212 Tammy St	0.33mi	3/2.0	1,613 (-9%)	14mo	$192,000	$119	58
806 Frederick St	0.69mi	3/2.0	1,788 (+0%)	11mo	$108,765	$61	58
2638 Saint Joseph St	0.39mi	3/2.0	1,578 (-11%)	7mo	$239,900	$152	57
2807 Mary Ann Dr	0.51mi	4/2.0 (+1)	1,870 (+5%)	8mo	$209,000	$112	56
608 Shady Ln	0.50mi	3/3.0	1,903 (+7%)	8mo	$215,000	$113	54

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,681
• Equity at exit: $23,857

10-year hold

• IRR: 13.5%
• Equity multiple: 2.37×
• Total profit: $61,244
• Equity at exit: $13,834

Cash invested: $44,800 (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: 294
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$839
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $201

Break-even live

Break-even rent $1,830

Max offer price $160,000

Occupancy floor 85%

Sensitivity live

Price	-10% $291	-5% $246	+0% $201	+5% $156	+10% $110
Rent	-10% $36	-5% $119	+0% $201	+5% $283	+10% $366
Rate	-1.0pp $281	-0.5pp $242	base $201	+0.5pp $159	+1.0pp $117

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	45d	1	0.34mi
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	45d	1	0.49mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	45d	1	0.66mi
708 Alabama St Sulphur, LA	4.0	2.5	2335	$2,800	$1.20	22d	1	0.76mi
1016 Jacques Dr Sulphur, LA	4.0	3.0	2350	$3,000	$1.28	45d	1	0.93mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	14d	1	1.23mi

Listing history 23 events

1. 2026-06-21
   days on market $160,000 Active 24 DOM
2. 2026-06-19
   days on market $160,000 Active 22 DOM
3. 2026-06-18
   days on market $160,000 Active 21 DOM
4. 2026-06-17
   days on market $160,000 Active 20 DOM
5. 2026-06-16
   days on market $160,000 Active 19 DOM
6. 2026-06-15
   days on market $160,000 Active 18 DOM
7. 2026-06-14
   days on market $160,000 Active 16 DOM
8. 2026-06-13
   days on market $160,000 Active 15 DOM
9. 2026-06-10
   days on market $160,000 Active 13 DOM
10. 2026-06-09
    days on market $160,000 Active 12 DOM
11. 2026-06-08
    days on market $160,000 Active 11 DOM
12. 2026-06-07
    days on market $160,000 Active 10 DOM
13. 2026-06-05
    days on market $160,000 Active 7 DOM
14. 2026-06-02
    days on market $160,000 Active 5 DOM
15. 2026-06-01
    days on market $160,000 Active 4 DOM
16. 2026-05-31
    days on market $160,000 Active 3 DOM
17. 2026-05-30
    days on market $160,000 Active 2 DOM
18. 2026-05-28
    listed $160,000 Active
19. 2023-05-02
    soldstatus 465-char remark

    Show marketing remark (465 chars)

    Cute brick home in Maplewood Subdivision with lots of possibilities to make it something great. Open floor plan with living areas, nice utility room with storage and formal dining room. Very large backyard and covered 2 car carport along with a nice big back patio to sit out on and watch nature. Home is being sold "AS IS" with no repairs to be made by seller so may not qualify for RD or FHA. Also have included a flood quote in the supplements section.

20. 2023-05-02
    soldstatus $139,000

    Show marketing remark (465 chars)

    Cute brick home in Maplewood Subdivision with lots of possibilities to make it something great. Open floor plan with living areas, nice utility room with storage and formal dining room. Very large backyard and covered 2 car carport along with a nice big back patio to sit out on and watch nature. Home is being sold "AS IS" with no repairs to be made by seller so may not qualify for RD or FHA. Also have included a flood quote in the supplements section.

21. 2023-03-17
    listed $139,000 465-char remark

    Show marketing remark (465 chars)

    Cute brick home in Maplewood Subdivision with lots of possibilities to make it something great. Open floor plan with living areas, nice utility room with storage and formal dining room. Very large backyard and covered 2 car carport along with a nice big back patio to sit out on and watch nature. Home is being sold "AS IS" with no repairs to be made by seller so may not qualify for RD or FHA. Also have included a flood quote in the supplements section.

22. 2015-03-20
    soldstatus 537-char remark

    Show marketing remark (537 chars)

    Maplewood spacious and well maintained 3 bedroom/ 2 bath on large lot. This home features open floorplan with formal dining and 2 living areas. Large utility room. Beautiful privacy fenced backyard with spacious covered patio. Large trees for shade. 2 storage buildings remain. Seller will pay up to $5K towards purchasers closing costs. Irregular lot- 40x40x145x40x36.8x171x87.7x209.5 New quote for 135k coverage is $1616 per year with 2K deductible. Flood insurance is $1376 year with 5k deductible. .All measurements are more or less.

23. 2014-11-04
    listed $129,900 537-char remark

    Show marketing remark (537 chars)

    Maplewood spacious and well maintained 3 bedroom/ 2 bath on large lot. This home features open floorplan with formal dining and 2 living areas. Large utility room. Beautiful privacy fenced backyard with spacious covered patio. Large trees for shade. 2 storage buildings remain. Seller will pay up to $5K towards purchasers closing costs. Irregular lot- 40x40x145x40x36.8x171x87.7x209.5 New quote for 135k coverage is $1616 per year with 2K deductible. Flood insurance is $1376 year with 5k deductible. .All measurements are more or less.

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $1,361 · $113/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 8/10 Severe FEMA zone AE · 99% 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: $25,012
• − Mortgage interest: −$8,962
• − Property taxes: −$1,361
• − Insurance: −$5,918
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$4,655
• Taxable income: $113
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,384/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

+23.2% since first listed

6 events — show timeline

• 2026-05-28 Listed $160,000 SWLAR
• 2023-05-02 Sold (Public Records) $139,000 Public Records
• 2023-05-02 Sold (MLS) — SWLAR
• 2023-03-17 Listed $139,000 SWLAR
• 2015-03-20 Sold (MLS) — SWLAR
• 2014-11-04 Listed $129,900 SWLAR

Property tax history

-0.7%/yr

Latest (2025): $1,361 · +0.8% YoY. Source: county tax records.