592 Cass St · Sulphur, LA 70663

$92,000

3 bd · 1.0 ba · 1,149 sqft · SingleFamily · 86 Days on market

Built 1964 6,969 sqft lot $80/sqft · 24% below area Est $121k · 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 +8.2/10.0
• 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

Adorable updated turnkey 3-bedroom 1-bathroom cottage style home that sits on a corner lot with a fenced in backyard. Perfect for first time homebuyers or a great investment! You'll appreciate the open floor plan and spacious living room. Call for your appointment today! Flood Zone X. All measurements +/-.

Key facts

• Open floor plan
• Fenced in backyard
• Corner lot

Tags

• CORNER LOT
• FENCED IN BACKYARD
• OPEN FLOOR PLAN
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 2 comparable units currently listed for rent nearby; 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 $636 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 + 7.7% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $55k; list at $92k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $86,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.32% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.64%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

• ARV (median comp): $120,535
• List price: $92,000
• Delta: -23.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
832 Brady St	0.09mi	3/2.0	1,224 (+6%)	19mo	$118,900	$97	65
560 N Crocker St N	0.48mi	3/1.0	1,080 (-6%)	6mo	$92,500	$86	63
728 W Lyons St W	0.33mi	3/1.0	1,305 (+14%)	2mo	$73,000	$56	60
615 W Burton St St	0.39mi	3/1.0	1,315 (+14%)	4mo	$109,999	$84	54
793 Fiegel St	0.32mi	3/1.0	1,049 (-9%)	20mo	$85,000	$81	54
207 N Johnson St N	0.71mi	3/1.5	1,206 (+5%)	15mo	$120,000	$100	44
312 N Crocker St N	0.56mi	2/2.0 (-1)	1,008 (-12%)	11mo	$135,000	$134	35

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: 11.4%
• Equity multiple: 1.48×
• Total profit: $12,287
• Equity at exit: $13,717

10-year hold

• IRR: 23.8%
• Equity multiple: 3.52×
• Total profit: $64,922
• Equity at exit: $7,954

Cash invested: $25,760 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $334

Break-even live

Break-even rent $790

Max offer price $92,000

Occupancy floor 67%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 N Claiborne St Unit 1 Sulphur, LA	3.0	2.0	1200	$925	$0.77	13d	1	0.17mi
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	13d	1	0.63mi

Listing history 25 events

1. 2026-06-19
   days on market $92,000 Active 86 DOM
2. 2026-06-18
   days on market $92,000 Active 85 DOM
3. 2026-06-17
   days on market $92,000 Active 84 DOM
4. 2026-06-16
   days on market $92,000 Active 83 DOM
5. 2026-06-15
   days on market $92,000 Active 82 DOM
6. 2026-06-14
   days on market $92,000 Active 80 DOM
7. 2026-06-13
   days on market $92,000 Active 79 DOM
8. 2026-06-10
   days on market $92,000 Active 77 DOM
9. 2026-06-09
   days on market $92,000 Active 76 DOM
10. 2026-06-08
    days on market $92,000 Active 75 DOM
11. 2026-06-07
    days on market $92,000 Active 74 DOM
12. 2026-06-05
    days on market $92,000 Active 71 DOM
13. 2026-06-02
    days on market $92,000 Active 69 DOM
14. 2026-06-01
    days on market $92,000 Active 68 DOM
15. 2026-05-31
    days on market $92,000 Active 67 DOM
16. 2026-05-30
    days on market $92,000 Active 66 DOM
17. 2026-05-19
    price $92,000 307-char remark

    Show marketing remark (307 chars)

    Adorable updated turnkey 3-bedroom 1-bathroom cottage style home that sits on a corner lot with a fenced in backyard. Perfect for first time homebuyers or a great investment! You'll appreciate the open floor plan and spacious living room. Call for your appointment today! Flood Zone X. All measurements +/-.

18. 2026-03-25
    listed $92,500 Active 307-char remark

    Show marketing remark (307 chars)

    Adorable updated turnkey 3-bedroom 1-bathroom cottage style home that sits on a corner lot with a fenced in backyard. Perfect for first time homebuyers or a great investment! You'll appreciate the open floor plan and spacious living room. Call for your appointment today! Flood Zone X. All measurements +/-.

19. 2023-04-30
    price $112,900
20. 2023-03-24
    price $115,000
21. 2023-02-23
    price $119,900
22. 2023-01-16
    listed $112,900
23. 2023-01-16
    listed $112,900
24. 2011-04-19
    soldstatus
25. 2001-09-28
    soldstatus $54,900

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $506 · $42/mo
• Expected delta: +$67/yr (+$6/mo · 15.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $14,543
• − Mortgage interest: −$5,153
• − Property taxes: −$439
• − Insurance: −$1,258
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,676
• Taxable income: $2,690
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $3,358/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

+67.6% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $92,000 SWLAR
• 2026-03-25 Listed $92,500 SWLAR
• 2023-04-30 Price Changed $112,900 GSREIN
• 2023-03-24 Price Changed $115,000 GSREIN
• 2023-02-23 Price Changed $119,900 GSREIN
• 2023-01-16 Listed $112,900 AcadianaMLS
• 2023-01-16 Listed $112,900 AcadianaMLS
• 2011-04-19 Sold (Public Records) — Public Records
• 2001-09-28 Sold (Public Records) $54,900 Public Records

Property tax history

-0.7%/yr

Latest (2025): $439 · +0.8% YoY. Source: county tax records.