414 Edgar St St · Sulphur, LA 70663

$64,900

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 71 Days on market

Built 2015 Fair condition 6,098 sqft lot $59/sqft · 46% below area Est $120k · 46% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special 3 Bedroom 2 Bath mobile home Located in Flood zone X. Property is currently occupied Schedule your showing today.

Key facts

• 6,098 sq ft lot
• Built 2015
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.82% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.35%
• DSCR: 2.53
• GRM: 4.6

CMA / ARV

• ARV (median comp): $120,000
• List price: $64,900
• Delta: -45.92%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.8%
• Equity multiple: 2.56×
• Total profit: $28,399
• Equity at exit: $9,677

10-year hold

• IRR: 43.9%
• Equity multiple: 6.15×
• Total profit: $93,517
• Equity at exit: $5,611

Cash invested: $18,172 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $520

Break-even live

Break-even rent $523

Max offer price $64,900

Occupancy floor 51%

Sensitivity live

Price	-10% $557	-5% $539	+0% $520	+5% $502	+10% $484
Rent	-10% $427	-5% $474	+0% $520	+5% $567	+10% $614
Rate	-1.0pp $553	-0.5pp $537	base $520	+0.5pp $503	+1.0pp $486

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	14d	1	0.73mi
625 N Claiborne St Unit 1 Sulphur, LA	3.0	2.0	1200	$925	$0.77	14d	1	0.75mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	14d	1	1.43mi

Listing history 22 events

1. 2026-06-19
   days on market $64,900 Active 71 DOM
2. 2026-06-18
   days on market $64,900 Active 70 DOM
3. 2026-06-17
   price $64,900 Active 69 DOM
4. 2026-06-17
   days on market $69,900 Active 69 DOM
5. 2026-06-16
   days on market $69,900 Active 68 DOM
6. 2026-06-15
   days on market $69,900 Active 67 DOM
7. 2026-06-14
   days on market $69,900 Active 65 DOM
8. 2026-06-13
   days on market $69,900 Active 64 DOM
9. 2026-06-10
   days on market $69,900 Active 62 DOM
10. 2026-06-09
    days on market $69,900 Active 61 DOM
11. 2026-06-08
    days on market $69,900 Active 60 DOM
12. 2026-06-07
    days on market $69,900 Active 59 DOM
13. 2026-06-05
    days on market $69,900 Active 56 DOM
14. 2026-06-02
    days on market $69,900 Active 54 DOM
15. 2026-06-01
    days on market $69,900 Active 53 DOM
16. 2026-05-31
    days on market $69,900 Active 52 DOM
17. 2026-05-30
    days on market $69,900 Active 51 DOM
18. 2026-04-10
    listed $69,900 Active 130-char remark

    Show marketing remark (130 chars)

    Investor Special 3 Bedroom 2 Bath mobile home Located in Flood zone X. Property is currently occupied Schedule your showing today.

19. 2022-09-20
    soldstatus 211-char remark

    Show marketing remark (211 chars)

    Very Well maintained mobile home, on a Shady lot. This 3 Bedroom 2 bath home is set up and ready. All appliances come with the sale including washer and dryer. Flood Zone X. Owner/Agent. All measurements are +/-

20. 2022-09-20
    soldstatus $55,000

    Show marketing remark (211 chars)

    Very Well maintained mobile home, on a Shady lot. This 3 Bedroom 2 bath home is set up and ready. All appliances come with the sale including washer and dryer. Flood Zone X. Owner/Agent. All measurements are +/-

21. 2022-07-31
    listed $70,000 211-char remark

    Show marketing remark (211 chars)

    Very Well maintained mobile home, on a Shady lot. This 3 Bedroom 2 bath home is set up and ready. All appliances come with the sale including washer and dryer. Flood Zone X. Owner/Agent. All measurements are +/-

22. 2021-09-29
    soldstatus $18,500

ⓘ 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: $546 · $46/mo
• Projected year-2 tax: $546 · $46/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 · 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: $14,174
• − Mortgage interest: −$3,635
• − Property taxes: −$546
• − Insurance: −$324
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$1,888
• Taxable income: $5,512
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $4,920/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 · 7 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, including new flooring and repainting, to improve its condition and resale value.

Repairs flagged

• Major Kitchen flooring — The flooring appears worn and dated, requiring replacement.
• Major Bathroom flooring — The flooring appears worn and dated, requiring replacement.
• Moderate Exterior siding — The siding appears weathered and may need repainting or replacement.
• Minor Interior walls — The paint appears faded, but the walls are structurally sound.
• Minor Foundation cracks — There are visible cracks in the concrete, but they are not severe.

Value-add opportunities

• Resale New flooring in kitchen and bathrooms — New flooring will improve the appearance and functionality of the home, making it more attractive to potential buyers.
• Resale Repainting exterior siding — Repainting the siding will improve the home's curb appeal and make it more attractive to potential buyers.
• Both Landscaping improvements — Landscaping improvements will enhance the home's curb appeal and increase its rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen flooring · The flooring appears worn and dated, requiring replacement.	Major	$15,000–50,000
Bathroom flooring · The flooring appears worn and dated, requiring replacement.	Major	$15,000–50,000
Exterior siding · The siding appears weathered and may need repainting or replacement.	Moderate	$3,000–15,000
Interior walls · The paint appears faded, but the walls are structurally sound.	Minor	$500–3,000
Foundation cracks · There are visible cracks in the concrete, but they are not severe.	Minor	$500–3,000
Total estimated repair cost · 5 items		$34,000–121,000

Value-add ROI direction

• Resale New flooring in kitchen and bathrooms — New flooring will improve the appearance and functionality of the home, making it more attractive to potential buyers. ↑
• Resale Repainting exterior siding — Repainting the siding will improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Both Landscaping improvements — Landscaping improvements will enhance the home's curb appeal and increase its rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+277.8% since first listed

5 events — show timeline

• 2026-04-10 Listed $69,900 SWLAR
• 2022-09-20 Sold (Public Records) $55,000 Public Records
• 2022-09-20 Sold (MLS) — SWLAR
• 2022-07-31 Listed $70,000 SWLAR
• 2021-09-29 Sold (Public Records) $18,500 Public Records

Property tax history

+40.7%/yr

Latest (2025): $546 · +0.8% YoY. Source: county tax records.