1221 Pamela St · Sulphur, LA 70663

$195,000

3 bd · 2.0 ba · 2,764 sqft · SingleFamily · 245 Days on market

Built 1945 0.38 ac lot $71/sqft · 16% below area Est $233k · 16% under

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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 +16.8/30.0
• ARV discount +14.9/15.0
• DSCR +5.2/10.0
• Rent growth +4.4/5.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2,764 sq ft property in Sulphur is full of potential and ready for a fresh start! Nestled in a highly sought-after location near parks, schools, and local industry, the location simply couldn’t be better. While the home does require major repairs, it offers a spacious, open layout that provides a blank canvas for your ideas. With a little imagination, the floor plan could easily be reworked to include additional bedrooms and bathrooms, maximizing both space and value. Whether you’re an investor, contractor, or ambitious homeowner, this property is an incredible opportunity to bring your vision to life in one of Sulphur’s most convenient and desirable areas. The potential is truly limitless—don’t miss your chance to turn this project into something remarkable. Schedule your showing today. All measurements +/-.

Key facts

• Near schools
• Near parks
• Near local industry

Tags

• HIGHLY SOUGHT-AFTER LOCATION
• NEAR PARKS
• NEAR SCHOOLS
• NEAR LOCAL INDUSTRY
• SPACIOUS OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (12.9% below list).
• Recommended offer: $170k (12.9% below list) — sets the bar for 1% rule.

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; 2 comparable units currently listed for rent nearby; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $6k 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 245 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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

• Watch-outs: built in 1945 — 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 $169,907 (12.9% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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: 0.87% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (median comp): $233,123
• List price: $195,000
• Delta: -16.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 W Elizabeth St St W	0.65mi	3/2.0	2,700 (-2%)	6mo	$65,000	$24	61
1405 Lasalette Ave	0.51mi	4/2.5 (+1)	3,014 (+9%)	8mo	$174,400	$58	48

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: -7.4%
• Equity multiple: 0.72×
• Total profit: $-15,474
• Equity at exit: $29,075

10-year hold

• IRR: 7.0%
• Equity multiple: 1.62×
• Total profit: $34,021
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$115 /mo · $1,381/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $123

Break-even live

Break-even rent $1,543

Max offer price $195,000

Occupancy floor 88%

Sensitivity live

Price	-10% $234	-5% $179	+0% $123	+5% $68	+10% $13
Rent	-10% $-11	-5% $56	+0% $123	+5% $190	+10% $258
Rate	-1.0pp $222	-0.5pp $173	base $123	+0.5pp $73	+1.0pp $21

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1513 Briarwood St Sulphur, LA	4.0	3.0	3656	$6,500	$1.78	44d	1	0.80mi
708 Alabama St Sulphur, LA	4.0	2.5	2335	$2,800	$1.20	21d	1	1.09mi

Listing history 23 events

1. 2026-06-19
   days on market $195,000 Active 245 DOM
2. 2026-06-18
   days on market $195,000 Active 244 DOM
3. 2026-06-17
   days on market $195,000 Active 243 DOM
4. 2026-06-16
   days on market $195,000 Active 242 DOM
5. 2026-06-15
   days on market $195,000 Active 241 DOM
6. 2026-06-14
   days on market $195,000 Active 239 DOM
7. 2026-06-13
   days on market $195,000 Active 238 DOM
8. 2026-06-10
   days on market $195,000 Active 236 DOM
9. 2026-06-09
   days on market $195,000 Active 235 DOM
10. 2026-06-08
    days on market $195,000 Active 234 DOM
11. 2026-06-07
    days on market $195,000 Active 233 DOM
12. 2026-06-05
    days on market $195,000 Active 230 DOM
13. 2026-06-02
    days on market $195,000 Active 228 DOM
14. 2026-06-01
    days on market $195,000 Active 227 DOM
15. 2026-05-31
    days on market $195,000 Active 226 DOM
16. 2026-05-30
    days on market $195,000 Active 225 DOM
17. 2025-10-17
    listed $195,000 Active 855-char remark

    Show marketing remark (855 chars)

    This 2,764 sq ft property in Sulphur is full of potential and ready for a fresh start! Nestled in a highly sought-after location near parks, schools, and local industry, the location simply couldn’t be better. While the home does require major repairs, it offers a spacious, open layout that provides a blank canvas for your ideas. With a little imagination, the floor plan could easily be reworked to include additional bedrooms and bathrooms, maximizing both space and value. Whether you’re an investor, contractor, or ambitious homeowner, this property is an incredible opportunity to bring your vision to life in one of Sulphur’s most convenient and desirable areas. The potential is truly limitless—don’t miss your chance to turn this project into something remarkable. Schedule your showing today. All measurements +/-.

18. 2021-04-05
    soldstatus 572-char remark

    Show marketing remark (572 chars)

    Spacious home close to The Grove at Heritage Square in Sulphur. You can start your morning quietly having coffee in the sunny breakfast area and end your day entertaining guests in the spacious living areas of this home. This 3 bedroom home sits on a shaded lot with beautiful oak trees. There is ample storage with this home, including a workshop/storage attached to garage. There are built-in cabinets and numerous closets, including a unique large walk-in cedar closet. The home boast generous sized rooms throughout. There is plenty of room to spread out in this home!

19. 2021-04-05
    soldstatus $175,000

    Show marketing remark (572 chars)

    Spacious home close to The Grove at Heritage Square in Sulphur. You can start your morning quietly having coffee in the sunny breakfast area and end your day entertaining guests in the spacious living areas of this home. This 3 bedroom home sits on a shaded lot with beautiful oak trees. There is ample storage with this home, including a workshop/storage attached to garage. There are built-in cabinets and numerous closets, including a unique large walk-in cedar closet. The home boast generous sized rooms throughout. There is plenty of room to spread out in this home!

20. 2021-02-10
    listed $185,000 572-char remark

    Show marketing remark (572 chars)

    Spacious home close to The Grove at Heritage Square in Sulphur. You can start your morning quietly having coffee in the sunny breakfast area and end your day entertaining guests in the spacious living areas of this home. This 3 bedroom home sits on a shaded lot with beautiful oak trees. There is ample storage with this home, including a workshop/storage attached to garage. There are built-in cabinets and numerous closets, including a unique large walk-in cedar closet. The home boast generous sized rooms throughout. There is plenty of room to spread out in this home!

21. 2020-10-06
    soldstatus $77,500
22. 2020-10-01
    soldstatus
23. 2019-11-22
    listed $155,500

ⓘ 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: $1,381 · $115/mo
• Projected year-2 tax: $1,381 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 73% 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: $20,389
• − Mortgage interest: −$10,923
• − Property taxes: −$1,381
• − Insurance: −$975
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$5,673
• Taxable loss: −$1,825
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $1,918/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

+25.4% since first listed

7 events — show timeline

• 2025-10-17 Listed $195,000 SWLAR
• 2021-04-05 Sold (Public Records) $175,000 Public Records
• 2021-04-05 Sold (MLS) — SWLAR
• 2021-02-10 Listed $185,000 SWLAR
• 2020-10-06 Sold (Public Records) $77,500 Public Records
• 2020-10-01 Sold (MLS) — SWLAR
• 2019-11-22 Listed $155,500 SWLAR

Property tax history

+3.4%/yr

Latest (2025): $1,381 · +0.8% YoY. Source: county tax records.