304 Pipers Ln · Sulphur, LA 70665

$233,500

3 bd · 2.0 ba · 1,616 sqft · SingleFamily · 9 Days on market

Built 2026 Good condition 6,098 sqft lot $35/mo HOA · 1% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.2/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Fargo plan, located at the charming Mimosa Park community in Sulphur, Louisiana. The Fargo is one of our popular one-story floor plans. In this 4 bed, 2 bath home, you will explore over 1,700 square feet of spacious living. As you enter the Fargo, you will see the long main hallway leading you to the open living room and kitchen. The kitchen features spacious countertops, modern painted cabinetry, walk-in pantry, and a conveniently located island, ideal for your family and guests to enjoy meals together. The primary bedroom is located at the rear of the home for privacy and has its own ensuite bath featuring walk-in closet. Additionally, the home has 3 other bedrooms offering plenty of room to grow, office space or to serve as bonus rooms. On the exterior of the Fargo, you will notice eye catching, aesthetic brick and 2 car garage with attic access, and space for extra storage. Each home comes with a covered patio to enjoy those pretty days outside, fully sodded yard and standard landscape package. Indulge in the ease of our included Smart Home Automation Technology, designed to bring everyday life right to your fingertips. Whatever room in this house you are in, you will feel right at home. Contact us today for your personal tour of the Fargo!

Key facts

• 6,098 sq ft lot
• Garage
• Built 2026

Property features AI

Finance

• Other: Subdivision: Mimosa Park
• HOA & community: Homeowners association with annual fee of $418

Exterior

• Parking: Garage; Open parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; New construction; House
• Construction: Brick, stucco, and vinyl siding exterior; Shingle roof; Slab foundation; Built by DR Horton
• Exterior features: Covered patio/porch; City lot; Rectangular lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Smoke detector(s)
• Laundry & utility: Washer hookup

🏗️ New construction. The $233,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $219,776.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $234k).
• Cap rate 12.9% 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+, 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: W. T. Henning Elementary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 397 students, 56% 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 51% FRL track the district average.
• Market conditions: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 3.0% rent growth), your $62k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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: moderate 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 $233,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.59% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.44%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $219,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Paisley Pkwy	0.20mi	3/2.0	1,618 (+0%)	4mo	$217,000	$134	87
277 Paisley Pkwy	0.26mi	3/2.0	1,616 (0%)	2mo	$214,000	$132	86
224 Pipers Ln	0.23mi	3/2.0	1,641 (+2%)	12mo	$233,900	$143	77
235 Aston Ln	0.25mi	3/2.0	1,563 (-3%)	10mo	$214,000	$137	75
216 Pipers Ln	0.25mi	3/2.0	1,738 (+8%)	3mo	$240,000	$138	73
308 Paisley Pkwy	0.21mi	3/2.0	1,755 (+9%)	3mo	$233,000	$133	73
329 Paisley Pkwy	0.17mi	3/2.0	1,826 (+13%)	2mo	$221,000	$121	68
148 Orchard Ln	0.42mi	3/2.0	1,514 (-6%)	7mo	$207,000	$137	64
109 Briar Ct	0.69mi	3/2.0	1,642 (+2%)	7mo	$212,500	$129	60
213 Pipers Ln	0.25mi	4/2.0 (+1)	1,817 (+12%)	4mo	$248,000	$136	59
248 Long Hill Dr Dr	0.59mi	3/2.0	1,698 (+5%)	7mo	$205,000	$121	58
337 Madison Xing	0.55mi	3/2.0	1,452 (-10%)	8mo	$208,000	$143	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.67×
• Total profit: $41,017
• Equity at exit: $32,769

10-year hold

• IRR: 25.1%
• Equity multiple: 3.19×
• Total profit: $134,596
• Equity at exit: $19,002

Cash invested: $61,537 (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 70665

• Active inventory: 236
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,488 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,297/yr
• Insurance: −$92
• HOA: −$35
• Vacancy / Maint / Mgmt: −$733
• Net cashflow: $1,202

Break-even live

Break-even rent $1,967

Max offer price $219,776

Occupancy floor 61%

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: $54,944
• Closing costs: $6,593
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	44d	1	0.23mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	13d	10	0.35mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.03mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 9 events

1. 2026-06-19
   days on market $233,500 Active 9 DOM
2. 2026-06-18
   days on market $233,500 Active 8 DOM
3. 2026-06-17
   days on market $233,500 Active 7 DOM
4. 2026-06-16
   days on market $233,500 Active 6 DOM
5. 2026-06-15
   days on market $233,500 Active 5 DOM
6. 2026-06-14
   remarks 446-char remark
7. 2026-06-14
   pricedays on marketlisting id $233,500 Active 3 DOM
8. 2026-06-13
   remarks 404-char remark
9. 2026-06-13
   listed $235,500 Active 2 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 23% 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: $41,861
• − Mortgage interest: −$12,311
• − Property taxes: −$3,297
• − Insurance: −$1,099
• − Repairs & maintenance: −$3,349
• − Management: −$3,349
• − HOA: −$420
• − Depreciation: −$6,393
• Taxable income: $11,643
• Est. tax owed @ 24.0%: −$2,794
• After-tax cash flow: $11,630/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 · 14 photos

Good 85/100 Cosmetic rehab

This home is in good condition with a good condition score of 85. It has a good kitchen, bathrooms, roof, exterior, flooring, and interior walls/paint. The home is move-in ready with minor cosmetic repairs and maintenance needed.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ 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
• City population: 27,799
• Population (ZIP): 12,891

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% 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: ▼ -91.65%
• Current HPI: 99.2379
• Rent YoY: —
• Metro: —
• 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

+0.9% since first listed

5 events — show timeline

• 2026-06-12 Listed $235,500 Zillow
• 2026-06-12 Listed $233,500 Zillow
• 2026-06-10 Listed $233,500 SWLAR
• 2026-06-10 Price Changed $235,500 SWLAR
• 2026-06-10 Listed $233,500 SWLAR