Fargo Plan · Sulphur, LA 70665

$237,500

4 bd · 2.0 ba · 1,704 sqft · SingleFamily · 1103 Days on market

Good condition

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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. With this 4-bedroom, 2-bathroom home, you will explore over 1,700 square feet of spacious living, perfect for any family or individual alike to enjoy comfortably. As you enter the Fargo, you will see the long main hallway leading you to the open living room and kitchen. Hard surface vinyl plank flooring throughout the main areas offer a sleek, low maintenance way to keep your floors looking great while soft carpet in the bedrooms keep your feet cozy. The kitchen and bathrooms feature granite countertops and modern shaker style cabinetry, a 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 a spacious walk-in closet. Additionally, the home has 3 other bedrooms offering plenty of room to grow, office space or 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.

Key facts

• 2 garage spots
• Listed 1102 days

🏗️ New construction. The $237,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $239,522.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $238k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $238k).
• Recommended offer: $209k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 7.1% in Sulphur — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 312 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 37% 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 1103 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

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 $209,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 1103 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $239,522
• List price: $237,500
• Delta: -0.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Paisley Pkwy	0.17mi	3/2.0 (-1)	1,755 (+3%)	8mo	$233,000	$133	76
216 Pipers Ln	0.22mi	3/2.0 (-1)	1,738 (+2%)	8mo	$240,000	$138	75
341 Paisley Pkwy	0.12mi	4/2.0	1,883 (+10%)	4mo	$274,500	$146	73
305 Paisley Pkwy	0.15mi	3/2.0 (-1)	1,618 (-5%)	9mo	$217,000	$134	72
213 Pipers Ln	0.21mi	4/2.0	1,817 (+7%)	9mo	$248,000	$136	72
277 Paisley Pkwy	0.21mi	3/2.0 (-1)	1,616 (-5%)	6mo	$214,000	$132	71
329 Paisley Pkwy	0.13mi	3/2.0 (-1)	1,826 (+7%)	7mo	$221,000	$121	71
329 Leawood Ave	0.09mi	4/2.0	1,959 (+15%)	6mo	$225,000	$115	66
303 Oak Hampton Dr	0.16mi	3/2.0 (-1)	1,508 (-12%)	4mo	$210,000	$139	65
248 Long Hill Dr Dr	0.54mi	3/2.0 (-1)	1,698 (-0%)	12mo	$205,000	$121	59
109 Briar Ct	0.64mi	3/2.0 (-1)	1,642 (-4%)	12mo	$212,500	$129	50
148 Orchard Ln	0.38mi	3/2.0 (-1)	1,514 (-11%)	11mo	$207,000	$137	49

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-8,498
• Equity at exit: $35,714

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $31,749
• Equity at exit: $20,710

Cash invested: $67,066 (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: 44 active · 39 under contract
• Months of supply: 132.0 mo (1%/mo absorbed)
• Median asking: $244,750 ($153/sqft)
• Median days on market: 249 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: -8.3% 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: 312
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,697 high
• Mortgage (P&I): −$1,256
• Tax est. 1.5%: −$299 /mo · $3,593/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $475

Break-even live

Break-even rent $2,095

Max offer price $239,522

Occupancy floor 77%

Sensitivity live

Price	-10% $641	-5% $558	+0% $475	+5% $393	+10% $310
Rent	-10% $262	-5% $369	+0% $475	+5% $582	+10% $688
Rate	-1.0pp $596	-0.5pp $536	base $475	+0.5pp $413	+1.0pp $350

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: $59,881
• Closing costs: $7,186
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Langley Dr Sulphur, LA	4.0	2.0	1852	$2,600	$1.40	51d	1	0.04mi
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	184d	1	0.15mi
340 Pipers Ln Sulphur, LA	3.0	2.0	1508	$1,750	$1.16	36d	1	0.16mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$3,341	$3.46	0d	13	0.26mi
128 Keaton Ct Sulphur, LA	4.0	2.5	1982	$1,995	$1.01	0d	1	0.41mi
225 Long Hill Dr Sulphur, LA	3.0	2.0	1545	$2,000	$1.29	19d	1	0.51mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,395	$1.80	10d	1	0.89mi

Listing history 50 events

1. 2026-11-08
   days on market $237,500 Active 1103 DOM
2. 2026-11-07
   days on market $237,500 Active 1102 DOM
3. 2026-11-06
   days on market $237,500 Active 1101 DOM
4. 2026-11-05
   days on market $237,500 Active 1100 DOM
5. 2026-11-04
   days on market $237,500 Active 1099 DOM
6. 2026-11-02
   days on market $237,500 Active 1097 DOM
7. 2026-11-01
   days on market $237,500 Active 1096 DOM
8. 2026-10-31
   days on market $237,500 Active 1095 DOM
9. 2026-10-30
   days on market $237,500 Active 1094 DOM
10. 2026-10-29
    days on market $237,500 Active 1093 DOM
11. 2026-10-28
    days on market $237,500 Active 1092 DOM
12. 2026-10-27
    days on market $237,500 Active 1091 DOM
13. 2026-10-26
    days on market $237,500 Active 1090 DOM
14. 2026-10-25
    days on market $237,500 Active 1089 DOM
15. 2026-10-24
    days on market $237,500 Active 1088 DOM
16. 2026-10-23
    days on market $237,500 Active 1087 DOM
17. 2026-10-22
    days on market $237,500 Active 1086 DOM
18. 2026-10-21
    days on market $237,500 Active 1085 DOM
19. 2026-10-20
    days on market $237,500 Active 1084 DOM
20. 2026-10-19
    days on market $237,500 Active 1083 DOM
21. 2026-10-18
    days on market $237,500 Active 1082 DOM
22. 2026-10-17
    days on market $237,500 Active 1081 DOM
23. 2026-10-16
    days on market $237,500 Active 1080 DOM
24. 2026-10-15
    days on market $237,500 Active 1079 DOM
25. 2026-10-14
    days on market $237,500 Active 1078 DOM
26. 2026-10-13
    days on market $237,500 Active 1077 DOM
27. 2026-10-12
    days on market $237,500 Active 1076 DOM
28. 2026-10-11
    days on market $237,500 Active 1075 DOM
29. 2026-10-10
    days on market $237,500 Active 1074 DOM
30. 2026-10-09
    days on market $237,500 Active 1073 DOM
31. 2026-10-08
    days on market $237,500 Active 1072 DOM
32. 2026-10-07
    days on market $237,500 Active 1071 DOM
33. 2026-10-07
    price $237,500 Active 1070 DOM
34. 2026-10-06
    days on market $235,500 Active 1070 DOM
35. 2026-10-05
    days on market $235,500 Active 1069 DOM
36. 2026-10-04
    days on market $235,500 Active 1068 DOM
37. 2026-10-04
    days on market $235,500 Active 1067 DOM
38. 2026-10-02
    days on market $235,500 Active 1066 DOM
39. 2026-10-01
    days on market $235,500 Active 1065 DOM
40. 2026-09-30
    days on market $235,500 Active 1064 DOM
41. 2026-09-29
    days on market $235,500 Active 1063 DOM
42. 2026-09-28
    days on market $235,500 Active 1062 DOM
43. 2026-09-27
    days on market $235,500 Active 1061 DOM
44. 2026-09-26
    days on market $235,500 Active 1060 DOM
45. 2026-09-25
    days on market $235,500 Active 1059 DOM
46. 2026-09-24
    days on market $235,500 Active 1058 DOM
47. 2026-09-24
    days on market $235,500 Active 1057 DOM
48. 2026-09-22
    days on market $235,500 Active 1056 DOM
49. 2026-09-20
    days on market $235,500 Active 1054 DOM
50. 2026-09-19
    days on market $235,500 Active 1053 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: $32,364
• − Mortgage interest: −$13,417
• − Property taxes: −$3,593
• − Insurance: −$1,198
• − Repairs & maintenance: −$2,589
• − Management: −$2,589
• − Depreciation: −$6,968
• Taxable income: $2,010
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $5,222/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 · 12 photos

Good 80/100 None rehab

This Fargo plan home in Mimosa Park, Sulphur, LA is in good condition with no major repairs needed. It offers a spacious layout, modern finishes, and a well-maintained exterior. Potential value can be increased with minor updates such as painting and flooring replacement.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace carpet in bedrooms — Carpet can be replaced with hardwood or tile for a more modern look and easier maintenance ↑
• Both Install smart home devices — Smart home devices can increase home value 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

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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%

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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%
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 1%

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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

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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

1 event — show timeline

• 2023-11-01 Listed $235,500 Zillow