248 Pipers Ln · Sulphur, LA 70665

$219,500

3 bd · 2.0 ba · 1,447 sqft · SingleFamily · 113 Days on market

Built 2026 Good condition 6,098 sqft lot $152/sqft · 6% below area Est $234k · 6% under $32/mo HOA · 1% of rent

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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 +19.4/30.0
• ARV discount +10.4/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• 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

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: $200k (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: 236 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($200k) 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 $199,745 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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): $234,424
• List price: $219,500
• Delta: -6.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 Madison Xing	0.40mi	3/2.0	1,452 (+0%)	8mo	$208,000	$143	74
148 Orchard Ln	0.29mi	3/2.0	1,514 (+5%)	7mo	$207,000	$137	73
235 Aston Ln	0.15mi	3/2.0	1,563 (+8%)	10mo	$214,000	$137	72
305 Paisley Pkwy	0.13mi	3/2.0	1,618 (+12%)	4mo	$217,000	$134	71
277 Paisley Pkwy	0.20mi	3/2.0	1,616 (+12%)	2mo	$214,000	$132	70
300 Oak Hampton Dr	0.26mi	3/2.0	1,508 (+4%)	15mo	$199,900	$133	69
224 Pipers Ln	0.08mi	3/2.0	1,641 (+13%)	12mo	$233,900	$143	64
141 Abella Way	0.28mi	3/2.0	1,570 (+8%)	14mo	$220,000	$140	61
324 Long Hill Dr	0.39mi	3/2.0	1,545 (+7%)	13mo	$208,000	$135	60
109 Briar Ct	0.58mi	3/2.0	1,642 (+14%)	7mo	$212,500	$129	45

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 →

ZIP-level market 70665

• Active inventory: 236
• 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%

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
• 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	13d	10	0.27mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	43d	1	1.00mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: gaselectric

Listing history 18 events

1. 2026-06-19
   days on market $219,500 Active 113 DOM
2. 2026-06-18
   days on market $219,500 Active 112 DOM
3. 2026-06-17
   days on market $219,500 Active 111 DOM
4. 2026-06-16
   days on market $219,500 Active 110 DOM
5. 2026-06-15
   days on market $219,500 Active 109 DOM
6. 2026-06-14
   days on market $219,500 Active 107 DOM
7. 2026-06-13
   days on market $219,500 Active 106 DOM
8. 2026-06-10
   days on market $219,500 Active 104 DOM
9. 2026-06-09
   days on market $219,500 Active 103 DOM
10. 2026-06-08
    days on market $219,500 Active 102 DOM
11. 2026-06-07
    days on market $219,500 Active 101 DOM
12. 2026-06-05
    days on market $219,500 Active 98 DOM
13. 2026-06-02
    days on market $219,500 Active 96 DOM
14. 2026-06-01
    days on market $219,500 Active 95 DOM
15. 2026-05-31
    days on market $219,500 Active 94 DOM
16. 2026-05-30
    days on market $219,500 Active 93 DOM
17. 2026-02-27
    listed $219,500 Active 878-char remark

    Show marketing remark (878 chars)

    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.

18. 2026-02-25
    listed $219,500 Active 1494-char remark

    Show marketing remark (1494 chars)

    Welcome to the Bellvue! A new home floorplan featured in our Mimosa Park community in Sulphur, Louisiana. Inside this appealing 3 bedroom, 2 bathroom home, with 2 car garage, you will be met with 1,447 square feet of comfortable living. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features shaker style cabinets, granite countertops and island, and stainless-steel range, micro hood, and dishwasher. You'll never be too far from the action with the living and dining area right there. The primary bedroom has its own attached ensuite bathroom that showcases a walk-in closet with all the space you need to get ready and privacy with a separate door for the toilet. Across from the home you will find the other 2 bedrooms purposely designed with walk-in closets in each. Whether these rooms become bedrooms, office, or other bonus areas, there is sure to be comfort. The charming exteriors elevations of every Bellvue plan include versatile brick exteriors, covered back patios, fully sodded yards, and low maintenance landscape package. Integrated into all of our Bellvue plans, so you never feel far from home, is our Smart Home Technology Package. Find security and control from your fingertips through your smartphone. Furthermore, each home comes with our unrivaled warranties and an Energy Star certification, assuring your home is as energy efficient as possible.

ⓘ 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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

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