248 Pipers Ln · Sulphur, LA 70665

$219,500

3 bd · 2.0 ba · 1,447 sqft · SingleFamily · 163 Days on market

Built 2026 Good condition 6,098 sqft lot $152/sqft · 7% below area Est $236k · 7% under $32/mo HOA · 1% of rent

---

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 +19.4/30.0
• ARV discount +10.7/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Condition / age +4.2/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready! Earn up to $12,000 in closing costs & Special Interest Rate on qualifying homes for qualified buyers when using seller’s preferred lender and title companies. Contract must be written on or after 4/6/2026 and close by 5/29/26. "Bellvue AL" The Bellvue floorplan offers walk-in closets in all 3 bedrooms. This plan also features an open concept living, kitchen, dining area. The kitchen is designed with sleek cabinets, granite countertops and a subway tile backsplash and is equipped with stainless steel appliances that include a gas stove, dishwasher, and micro hood. This home is settled in Mimosa Park, a new construction community with a Homeowners Association. This home comes with a 10-year warranty. All homes offer smart home automation, wood laminate flooring, fully sodded yards, and electric garages with garage door openers.

Key facts

• Open concept living
• Walk-in closets
• Granite countertops

Tags

• WALK-IN CLOSETS
• OPEN CONCEPT LIVING
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• NEW CONSTRUCTION COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $193k (12.0% 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: 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: 261 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 31% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $193,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.03% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $236,181
• List price: $219,500
• Delta: -7.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Oak Hampton Dr	0.28mi	3/2.0	1,508 (+4%)	1mo	$210,000	$139	79
337 Madison Xing	0.40mi	3/2.0	1,452 (+0%)	9mo	$208,000	$143	73
148 Orchard Ln	0.29mi	3/2.0	1,514 (+5%)	8mo	$207,000	$137	72
235 Aston Ln	0.15mi	3/2.0	1,563 (+8%)	11mo	$214,000	$137	70
305 Paisley Pkwy	0.13mi	3/2.0	1,618 (+12%)	6mo	$217,000	$134	70
277 Paisley Pkwy	0.20mi	3/2.0	1,616 (+12%)	3mo	$214,000	$132	68
300 Oak Hampton Dr	0.26mi	3/2.0	1,508 (+4%)	16mo	$199,900	$133	68
224 Pipers Ln	0.08mi	3/2.0	1,641 (+13%)	14mo	$233,900	$143	62
141 Abella Way	0.28mi	3/2.0	1,570 (+8%)	16mo	$220,000	$140	60
324 Long Hill Dr	0.39mi	3/2.0	1,545 (+7%)	14mo	$208,000	$135	58
109 Briar Ct	0.58mi	3/2.0	1,642 (+14%)	8mo	$212,500	$129	43

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-20,012
• Equity at exit: $32,728

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,755
• Equity at exit: $18,978

Cash invested: $61,460 (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: 35 active · 22 under contract
• Months of supply: 35.0 mo (3%/mo absorbed)
• Median asking: $235,500 ($156/sqft)
• Median days on market: 157 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +4.4% vs current asking $/sqft

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

ZIP-level market 70665

• Active inventory: 261
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,269 medium
• Mortgage (P&I): −$1,151
• Tax est. 1.5%: −$274 /mo · $3,292/yr
• Insurance: −$91
• HOA: −$32
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $243

Break-even live

Break-even rent $1,961

Max offer price $219,500

Occupancy floor 84%

Sensitivity live

Price	-10% $395	-5% $319	+0% $243	+5% $168	+10% $92
Rent	-10% $64	-5% $154	+0% $243	+5% $333	+10% $423
Rate	-1.0pp $354	-0.5pp $299	base $243	+0.5pp $187	+1.0pp $129

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: $54,875
• Closing costs: $6,585
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	62d	10	0.27mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	93d	1	1.00mi

HOA detail $32/mo · $384/yr

• Likely covers: gaselectric

Listing history 50 events

1. 2026-08-08
   days on market $219,500 Active 163 DOM
2. 2026-08-07
   days on market $219,500 Active 162 DOM
3. 2026-08-06
   days on market $219,500 Active 161 DOM
4. 2026-08-05
   days on market $219,500 Active 160 DOM
5. 2026-08-04
   days on market $219,500 Active 159 DOM
6. 2026-08-03
   days on market $219,500 Active 158 DOM
7. 2026-07-31
   days on market $219,500 Active 155 DOM
8. 2026-07-29
   days on market $219,500 Active 153 DOM
9. 2026-07-27
   days on market $219,500 Active 151 DOM
10. 2026-07-25
    days on market $219,500 Active 149 DOM
11. 2026-07-23
    days on market $219,500 Active 147 DOM
12. 2026-07-22
    days on market $219,500 Active 146 DOM
13. 2026-07-21
    days on market $219,500 Active 145 DOM
14. 2026-07-18
    days on market $219,500 Active 142 DOM
15. 2026-07-16
    days on market $219,500 Active 140 DOM
16. 2026-07-16
    days on market $219,500 Active 139 DOM
17. 2026-07-14
    days on market $219,500 Active 138 DOM
18. 2026-07-13
    days on market $219,500 Active 137 DOM
19. 2026-07-12
    days on market $219,500 Active 136 DOM
20. 2026-07-11
    days on market $219,500 Active 135 DOM
21. 2026-07-10
    days on market $219,500 Active 134 DOM
22. 2026-07-09
    days on market $219,500 Active 133 DOM
23. 2026-07-08
    days on market $219,500 Active 132 DOM
24. 2026-07-07
    days on market $219,500 Active 131 DOM
25. 2026-07-06
    days on market $219,500 Active 130 DOM
26. 2026-07-05
    days on market $219,500 Active 129 DOM
27. 2026-07-04
    days on market $219,500 Active 128 DOM
28. 2026-07-03
    days on market $219,500 Active 127 DOM
29. 2026-07-03
    days on market $219,500 Active 126 DOM
30. 2026-07-01
    days on market $219,500 Active 125 DOM
31. 2026-06-30
    days on market $219,500 Active 124 DOM
32. 2026-06-29
    days on market $219,500 Active 123 DOM
33. 2026-06-28
    days on market $219,500 Active 122 DOM
34. 2026-06-28
    days on market $219,500 Active 121 DOM
35. 2026-06-27
    days on market $219,500 Active 120 DOM
36. 2026-06-25
    days on market $219,500 Active 118 DOM
37. 2026-06-23
    days on market $219,500 Active 116 DOM
38. 2026-06-21
    days on market $219,500 Active 115 DOM
39. 2026-06-19
    days on market $219,500 Active 113 DOM
40. 2026-06-18
    days on market $219,500 Active 112 DOM
41. 2026-06-17
    days on market $219,500 Active 111 DOM
42. 2026-06-16
    days on market $219,500 Active 110 DOM
43. 2026-06-15
    days on market $219,500 Active 109 DOM
44. 2026-06-14
    days on market $219,500 Active 107 DOM
45. 2026-06-13
    days on market $219,500 Active 106 DOM
46. 2026-06-10
    days on market $219,500 Active 104 DOM
47. 2026-06-09
    days on market $219,500 Active 103 DOM
48. 2026-06-08
    days on market $219,500 Active 102 DOM
49. 2026-06-07
    days on market $219,500 Active 101 DOM
50. 2026-06-05
    days on market $219,500 Active 98 DOM

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

Taxation est. · year 1

• Rental income: $27,225
• − Mortgage interest: −$12,295
• − Property taxes: −$3,292
• − Insurance: −$1,098
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − HOA: −$384
• − Depreciation: −$6,385
• Taxable loss: −$586
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $3,061/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 · 11 photos

Good 85/100 None rehab

This move-in ready home in Sulphur, Louisiana, offers a good condition with no major repairs needed. It's an excellent opportunity for investors looking to capitalize on the current market.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and can add value ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to tech-savvy buyers ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary W. T. Henning Elementary School F LA #307/646 Nat'l #24,950/41,679 Middle W. W. Lewis Middle School F LA #62/218 Nat'l #5,872/14,009 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 · 212,179 people
• City population: 27,799
• Metro: Lake Charles, LA
• Population (ZIP): 12,891
• Household income: $88,328
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 37% of renters

---

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

+0.0% since first listed

2 events — show timeline

• 2026-02-27 Listed $219,500 SWLAR
• 2026-02-25 Listed $219,500 Zillow