640 Pearl St · Sulphur, LA 70663

$160,000

3 bd · 1.0 ba · 1,259 sqft · SingleFamily · 38 Days on market

Built 1948 0.34 ac lot $127/sqft · 10% above area Est $146k · 10% over

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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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +5.1/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• ARV discount +3.2/15.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated Cottage with Classic Charm! Situated on two lots, this inviting cottage blends original character with nice updates throughout. The living room and all bedrooms feature original hardwood floors, while the kitchen, dining area, and bathroom offer new tile flooring for easy maintenance. Fresh interior paint throughout. The home has central air and heat, plus ceiling fans. Owners have installed a new electric range/oven in the kitchen, which also has new laminate countertops, and a range hood. The bathroom offers a tub/shower combination, new toilet, and a convenient linen closet. A breezeway provides covered access to the utility/storage room. The property also includes a 20' x 20'

Key facts

• New tile flooring
• Central air and heat
• Laminate countertops

Tags

• ORIGINAL HARDWOOD FLOORS
• NEW TILE FLOORING
• CENTRAL AIR AND HEAT
• NEW ELECTRIC RANGE
• LAMINATE COUNTERTOPS
• TUB SHOWER COMBINATION

Property features AI

Finance

• Other: Property type: Residential single-family residence; Road frontage: city street with concrete road surface; Subdivision: Johnson
• HOA & community: Neighborhood includes street lights and a park

Exterior

• Parking: 4 total parking spaces; Attached carport for 2 vehicles; 2 open parking spaces; Concrete driveway
• Security: Carbon monoxide detectors; Smoke detectors; Fire alarm
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable and phone available
• Home design: Single-family house; Single-story; Faces south; No common walls; Common interest: none
• Construction: Brick and HardiPlank-type exterior; Asphalt shingle roof; Raised foundation; Built on a 0.34-acre lot; Greenhouse and workshop on the property
• Exterior features: Rain gutters; Patio; Chain-link fenced yard; Landscaped front and back yard; Rectangular city lot

Interior

• Kitchen: Oven; Range; Range hood; Electric cooktop
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Ceiling fans; Laminate countertops
• Laundry & utility: Laundry room with electric and gas dryer hookups; Outside laundry access; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/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: $155k (3.0% 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+, 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: Frasch Elementary School (math 44% / reading 63%, grade C, #100 of 646 statewide, top 16%, 539 students, 48% FRL); W. W. Lewis Middle School (math 33% / reading 48%, grade F, #62 of 218 statewide, top 29%, 777 students, 49% FRL); Sulphur High School (math 36% / reading 53%, grade F, #58 of 265 statewide, top 23%, 2,043 students, 47% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 291 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.01% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (median comp): $145,918
• List price: $160,000
• Delta: 9.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Hickok St	0.24mi	3/1.0	1,250 (-1%)	5mo	$144,900	$116	83
1109 Mathew St	0.22mi	3/2.0	1,225 (-3%)	11mo	$163,000	$133	72
1204 S Crocker St S	0.33mi	3/1.0	1,292 (+3%)	10mo	$119,000	$92	72
760 W Phillips St W	0.09mi	3/2.0	1,366 (+8%)	9mo	$157,000	$115	70
728 W Lyons St W	0.53mi	3/1.0	1,305 (+4%)	2mo	$73,000	$56	68
719 Landry St	0.71mi	3/1.0	1,253 (-0%)	2mo	$104,000	$83	64
505 Custer St	0.33mi	3/1.0	1,406 (+12%)	2mo	$85,000	$60	64
615 W Burton St St	0.59mi	3/1.0	1,315 (+4%)	4mo	$109,999	$84	61
1807 Drost St	0.75mi	3/2.0	1,338 (+6%)	1mo	$129,900	$97	50
1404 Lovejoy St	0.47mi	2/2.5 (-1)	1,083 (-14%)	5mo	$125,000	$115	39
518 Cherry St	0.72mi	3/2.0	1,148 (-9%)	11mo	$96,200	$84	38
560 N Crocker St N	0.72mi	3/1.0	1,080 (-14%)	6mo	$92,500	$86	38

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,392
• Equity at exit: $23,857

10-year hold

• IRR: 14.8%
• Equity multiple: 2.42×
• Total profit: $63,838
• 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: 291
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $322

Break-even live

Break-even rent $1,204

Max offer price $160,000

Occupancy floor 75%

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 3 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	0.87mi
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	13d	1	1.24mi
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	44d	1	1.46mi

Listing history 9 events

1. 2026-06-09
   status $160,000 Pending 38 DOM
2. 2026-06-08
   days on market $160,000 Active 38 DOM
3. 2026-06-07
   days on market $160,000 Active 37 DOM
4. 2026-06-05
   days on market $160,000 Active 34 DOM
5. 2026-06-02
   days on market $160,000 Active 32 DOM
6. 2026-06-01
   days on market $160,000 Active 31 DOM
7. 2026-05-31
   days on market $160,000 Active 30 DOM
8. 2026-05-30
   days on market $160,000 Active 29 DOM
9. 2026-05-01
   listed $160,000 Active 922-char remark

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$339/yr (+$28/mo · 62.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $19,331
• − Mortgage interest: −$8,962
• − Property taxes: −$541
• − Insurance: −$800
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$4,655
• Taxable income: $1,280
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $3,555/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

2 events — show timeline

• 2026-06-08 Pending — SWLAR
• 2026-05-01 Listed $160,000 SWLAR

Property tax history

-0.5%/yr

Latest (2025): $541 · +0.8% YoY. Source: county tax records.