534 W Lincoln St W · Sulphur, LA 70663

$137,500

3 bd · 2.0 ba · 1,334 sqft · Land · 101 Days on market

Built 1962 0.34 ac lot $103/sqft · 21% above area Est $113k · 21% over

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Why this score? — see what drove the D+ 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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate and ready for move-in describes this brick and vinyl home. Updated cabinets and quaint open floor plan in living areas. No wasted space in this home. Outside features deck and storage buildings. There is also an adjacent lot to the West of the home that is included in the lot size.

Key facts

• 0.34 acre lot
• Garage
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $138k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $125k (9.0% 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+, 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 leasing fast (median 13d 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 $951 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $125,125 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.10% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $113,443
• List price: $137,500
• Delta: 21.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $687
• Equity at exit: $20,502

10-year hold

• IRR: 14.4%
• Equity multiple: 2.41×
• Total profit: $54,153
• Equity at exit: $11,888

Cash invested: $38,500 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$721
• Tax est. 1.5%: −$172 /mo · $2,062/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $244

Break-even live

Break-even rent $1,203

Max offer price $137,500

Occupancy floor 79%

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: $34,375
• Closing costs: $4,125
• 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	0.44mi
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	13d	1	0.75mi
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	43d	1	1.16mi

Listing history 22 events

1. 2026-06-19
   days on market $137,500 Active 101 DOM
2. 2026-06-18
   days on market $137,500 Active 100 DOM
3. 2026-06-17
   days on market $137,500 Active 99 DOM
4. 2026-06-16
   days on market $137,500 Active 98 DOM
5. 2026-06-15
   days on market $137,500 Active 97 DOM
6. 2026-06-14
   days on market $137,500 Active 95 DOM
7. 2026-06-13
   days on market $137,500 Active 94 DOM
8. 2026-06-10
   days on market $137,500 Active 92 DOM
9. 2026-06-09
   days on market $137,500 Active 91 DOM
10. 2026-06-08
    days on market $137,500 Active 90 DOM
11. 2026-06-07
    days on market $137,500 Active 89 DOM
12. 2026-06-05
    days on market $137,500 Active 86 DOM
13. 2026-06-02
    days on market $137,500 Active 84 DOM
14. 2026-06-01
    days on market $137,500 Active 83 DOM
15. 2026-05-31
    days on market $137,500 Active 82 DOM
16. 2026-05-30
    days on market $137,500 Active 81 DOM
17. 2026-04-24
    status Active 293-char remark

    Show marketing remark (293 chars)

    Immaculate and ready for move-in describes this brick and vinyl home. Updated cabinets and quaint open floor plan in living areas. No wasted space in this home. Outside features deck and storage buildings. There is also an adjacent lot to the West of the home that is included in the lot size.

18. 2026-04-13
    historical Active Under Contract 293-char remark

    Show marketing remark (293 chars)

    Immaculate and ready for move-in describes this brick and vinyl home. Updated cabinets and quaint open floor plan in living areas. No wasted space in this home. Outside features deck and storage buildings. There is also an adjacent lot to the West of the home that is included in the lot size.

19. 2026-03-18
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Immaculate and ready for move-in describes this brick and vinyl home. Updated cabinets and quaint open floor plan in living areas. No wasted space in this home. Outside features deck and storage buildings. There is also an adjacent lot to the West of the home that is included in the lot size.

20. 2026-02-24
    status Active 293-char remark

    Show marketing remark (293 chars)

    Immaculate and ready for move-in describes this brick and vinyl home. Updated cabinets and quaint open floor plan in living areas. No wasted space in this home. Outside features deck and storage buildings. There is also an adjacent lot to the West of the home that is included in the lot size.

21. 2026-02-16
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Immaculate and ready for move-in describes this brick and vinyl home. Updated cabinets and quaint open floor plan in living areas. No wasted space in this home. Outside features deck and storage buildings. There is also an adjacent lot to the West of the home that is included in the lot size.

22. 2026-02-04
    listed $137,500 Active 293-char remark

    Show marketing remark (293 chars)

    Immaculate and ready for move-in describes this brick and vinyl home. Updated cabinets and quaint open floor plan in living areas. No wasted space in this home. Outside features deck and storage buildings. There is also an adjacent lot to the West of the home that is included in the lot size.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $18,140
• − Mortgage interest: −$7,702
• − Property taxes: −$2,062
• − Insurance: −$688
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$4,000
• Taxable income: $786
• Est. tax owed @ 24.0%: −$189
• After-tax cash flow: $2,739/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

6 events — show timeline

• 2026-04-24 Relisted — SWLAR
• 2026-04-13 Contingent — SWLAR
• 2026-03-18 Pending — SWLAR
• 2026-02-24 Relisted — SWLAR
• 2026-02-16 Pending — SWLAR
• 2026-02-04 Listed $137,500 SWLAR

Property tax history

-0.7%/yr

Latest (2025): $39 · +0.8% YoY. Source: county tax records.