414 Edgar St St · Sulphur, LA 70663

$64,900

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 121 Days on market

Manufactured home Built 2015 Fair condition 6,098 sqft lot $59/sqft · 41% below area Est $110k · 41% 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 +9.0/10.0
• Rent growth +4.4/5.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.5

Listing remarks MLS

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.

Key facts

• 6,098 sq ft lot
• Built 2015
• Listed 120 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 $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($910 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: E. K. Key Elementary School (math 38% / reading 45%, grade F, #212 of 646 statewide, top 33%, 533 students, 64% FRL); Leblanc Middle School (math 23% / reading 45%, grade F, #95 of 218 statewide, top 45%, 399 students, 62% FRL); Sulphur High School (math 36% / reading 53%, grade F, #58 of 265 statewide, top 23%, 2,043 students, 47% FRL).
• Market conditions: Rents rising fast (+7.7%/yr); 338 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 is only 17% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($57k) 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 $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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. 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: 1.40% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.18%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (median comp): $110,000
• List price: $64,900
• Delta: -41.00%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 E Burton St	0.04mi	3/2.0	1,280 (+16%)	20mo	$86,000	$67	56
725 Majestic Oak Dr	0.81mi	3/2.0	1,215 (+10%)	2mo	$100,000	$82	46
771 Trahan St Unit A	0.78mi	2/2.0 (-1)	1,099 (-0%)	23mo	$77,000	$70	40
901 N Claiborne St N	0.83mi	3/2.0	1,000 (-9%)	16mo	$51,850	$52	36
771 Acorn Creek Trl	0.92mi	3/2.0	1,280 (+16%)	20mo	$90,000	$70	24

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: 17.3%
• Equity multiple: 1.74×
• Total profit: $13,395
• Equity at exit: $9,677

10-year hold

• IRR: 28.8%
• Equity multiple: 4.13×
• Total profit: $56,821
• 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 →

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

Active competition Active MLS

• For sale now: 2 active · 4 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $107,250 ($85/sqft)
• Median days on market: 134 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +17.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70663

• Rents YoY: 7.7%
• Active inventory: 338
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $910 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$27
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $306

Break-even live

Break-even rent $523

Max offer price $64,900

Occupancy floor 61%

Sensitivity live

Price	-10% $342	-5% $324	+0% $306	+5% $287	+10% $269
Rent	-10% $234	-5% $270	+0% $306	+5% $342	+10% $377
Rate	-1.0pp $338	-0.5pp $322	base $306	+0.5pp $289	+1.0pp $272

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
• Club membership (one-time): —
• 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	62d	1	0.73mi
625 N Claiborne St Unit 1 Sulphur, LA	3.0	2.0	1200	$925	$0.77	62d	1	0.75mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	62d	1	1.43mi

Property features AI

Finance

• Other: Located in DOIRON ADD subdivisionDirections: From N Huntington St. and E Burton, head east on E Burton, turn right on Doiron St, then right on Edgar; second house on the right

Exterior

• Utilities: Public waterPublic sewerElectricity available
• Home design: Manufactured homeSingle-story
• Construction: Mobile home construction
• Exterior features: Lot dimensions approximately 50 x 125

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: No fireplace

Listing history 50 events

1. 2026-08-08
   days on market $64,900 Active 121 DOM
2. 2026-08-07
   days on market $64,900 Active 120 DOM
3. 2026-08-06
   days on market $64,900 Active 119 DOM
4. 2026-08-05
   days on market $64,900 Active 118 DOM
5. 2026-08-04
   days on market $64,900 Active 117 DOM
6. 2026-08-03
   days on market $64,900 Active 116 DOM
7. 2026-07-31
   days on market $64,900 Active 113 DOM
8. 2026-07-29
   days on market $64,900 Active 111 DOM
9. 2026-07-27
   days on market $64,900 Active 109 DOM
10. 2026-07-25
    days on market $64,900 Active 107 DOM
11. 2026-07-23
    days on market $64,900 Active 105 DOM
12. 2026-07-22
    days on market $64,900 Active 104 DOM
13. 2026-07-21
    days on market $64,900 Active 103 DOM
14. 2026-07-18
    days on market $64,900 Active 100 DOM
15. 2026-07-16
    days on market $64,900 Active 98 DOM
16. 2026-07-16
    days on market $64,900 Active 97 DOM
17. 2026-07-14
    days on market $64,900 Active 96 DOM
18. 2026-07-13
    days on market $64,900 Active 95 DOM
19. 2026-07-12
    days on market $64,900 Active 94 DOM
20. 2026-07-11
    days on market $64,900 Active 93 DOM
21. 2026-07-10
    days on market $64,900 Active 92 DOM
22. 2026-07-09
    days on market $64,900 Active 91 DOM
23. 2026-07-08
    days on market $64,900 Active 90 DOM
24. 2026-07-07
    days on market $64,900 Active 89 DOM
25. 2026-07-06
    days on market $64,900 Active 88 DOM
26. 2026-07-05
    days on market $64,900 Active 87 DOM
27. 2026-07-04
    days on market $64,900 Active 86 DOM
28. 2026-07-03
    days on market $64,900 Active 85 DOM
29. 2026-07-03
    days on market $64,900 Active 84 DOM
30. 2026-07-01
    days on market $64,900 Active 83 DOM
31. 2026-06-30
    days on market $64,900 Active 82 DOM
32. 2026-06-29
    days on market $64,900 Active 81 DOM
33. 2026-06-28
    days on market $64,900 Active 80 DOM
34. 2026-06-28
    days on market $64,900 Active 79 DOM
35. 2026-06-27
    days on market $64,900 Active 78 DOM
36. 2026-06-25
    days on market $64,900 Active 76 DOM
37. 2026-06-23
    days on market $64,900 Active 74 DOM
38. 2026-06-21
    days on market $64,900 Active 73 DOM
39. 2026-06-19
    days on market $64,900 Active 71 DOM
40. 2026-06-18
    days on market $64,900 Active 70 DOM
41. 2026-06-17
    price $64,900 Active 69 DOM
42. 2026-06-17
    days on market $69,900 Active 69 DOM
43. 2026-06-16
    days on market $69,900 Active 68 DOM
44. 2026-06-15
    days on market $69,900 Active 67 DOM
45. 2026-06-14
    days on market $69,900 Active 65 DOM
46. 2026-06-13
    days on market $69,900 Active 64 DOM
47. 2026-06-10
    days on market $69,900 Active 62 DOM
48. 2026-06-09
    days on market $69,900 Active 61 DOM
49. 2026-06-08
    days on market $69,900 Active 60 DOM
50. 2026-06-07
    days on market $69,900 Active 59 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: $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 3/10 Moderate
• 🌡 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: $10,914
• − Mortgage interest: −$3,635
• − Property taxes: −$546
• − Insurance: −$324
• − Repairs & maintenance: −$873
• − Management: −$873
• − Depreciation: −$1,888
• Taxable income: $2,774
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $3,002/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 Est. rehab $27,500–$49,500 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 40/100

Zoned Schools

Elementary E. K. Key Elementary School F LA #212/646 Nat'l #18,859/41,679 Middle Leblanc Middle School F LA #95/218 Nat'l #7,813/14,009 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

• Census place: Sulphur, LA
• County: Calcasieu Parish · 212,179 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: 14% 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 (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%

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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: ▼ -104.29%
• Current HPI: 100.0895
• Rent YoY: ▲ 7.65%
• Metro: Lake Charles, LA
• 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

Property features AI

Finance

• Other: Located in DOIRON ADD subdivisionDirections: From N Huntington St. and E Burton, head east on E Burton, turn right on Doiron St, then right on Edgar; second house on the right

Exterior

• Utilities: Public waterPublic sewerElectricity available
• Home design: Manufactured homeSingle-story
• Construction: Mobile home construction
• Exterior features: Lot dimensions approximately 50 x 125

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: No fireplace

Price history

+250.8% since first listed

6 events — show timeline

• 2026-06-17 Price Changed $64,900 SWLAR
• 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.