260 Hines Dr · Sulphur, LA 70665

$266,900

4 bd · 2.0 ba · 1,684 sqft · SingleFamily · 36 Days on market

Built 2026 Excellent condition 6,098 sqft lot $38/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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Rosette Farmhouse I Floorplan combines farmhouse-inspired charm with energy-efficient construction in a thoughtfully designed 4-bedroom, 2-bathroom home offering 1,684 square feet of living space. This Energy Star certified home features architectural details and modern finishes that create both comfort and style throughout. A solid beam lintel elegantly separates the foyer and dining areas, adding warmth and character to the home's interior design. The spacious living area is highlighted by a stunning coffered tongue and groove tray ceiling that enhances the open feel of the space and creates a beautiful focal point for everyday living and entertaining. The kitchen is equipped with slab countertops, custom cabinetry with soft-close cabinet doors and included hardware, a 30" freestanding gas range with microwave hood vent combo, dishwasher, garbage disposal, and functional prep space designed for convenience. The private primary suite offers a relaxing retreat with a garden tub featuring tile surround and a fiberglass shower insert complete with glass door and built-in seat. Secondary bathroom includes a fiberglass tub/shower insert. Additional features include a tankless gas water heater and up to 10 pallets of sod for enhanced curb appeal and energy efficiency. With timeless farmhouse styling and carefully selected finishes throughout, this home delivers comfort, craftsmanship, and practical design.

Key facts

• Solid beam lintel
• 6,098 sq ft lot
• 2 garage spots

Tags

• ENERGY STAR CERTIFIED
• ROSETTE FARMHOUSE I FLOORPLAN
• SOLID BEAM LINTEL
• 30 INCH FREESTANDING GAS RANGE
• CUSTOM SOFT-CLOSE CABINETRY
• FIBERGLASS SHOWER INSERT

Property features AI

Finance

• Other: New construction property; Directions available
• HOA & community: Homeowners association with an annual fee of $460 (about $38.33/month); Subdivision: The Cedars Phase I

Exterior

• Parking: Attached garage; 2-car garage; Driveway; Garage faces front; Open parking available
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected; Cable available; Phone available; Underground utilities
• Home design: Single-family residence; One-story; New construction; No common-interest/HOA-required property type
• Construction: Built by MANUEL BUILDERS; Brick and HardiPlank-type siding with blown-in insulation; Slab foundation; Composition shingle roof
• Exterior features: Front porch; Rear porch; Patio; Porch; City lot with landscaped front yard; Rectangular lot

Interior

• Kitchen: Dishwasher; Free-standing range / Gas range / Range / Oven; Microwave; Disposal; ENERGY STAR qualified appliances; Pantry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; ENERGY STAR qualified HVAC equipment
• Interior features: Ceiling fans; Crown molding; Coffered ceilings; Kitchen island; Open floorplan; Pantry; Recessed lighting
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup inside; ENERGY STAR qualified water heater; Gas water heater; Tankless water heater; Vented exhaust fan; Water heater

🏗️ New construction. The $266,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $256,120.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $267k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $927 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $267k).
• Recommended offer: $259k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 8.8% 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: 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 $8k 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 $72k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($259k) 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 $258,893 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.35% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.51%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $256,120
• List price: $266,900
• Delta: 4.21%
• 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
277 Paisley Pkwy	0.39mi	3/2.0 (-1)	1,616 (-4%)	2mo	$214,000	$132	68
305 Paisley Pkwy	0.36mi	3/2.0 (-1)	1,618 (-4%)	4mo	$217,000	$134	68
308 Paisley Pkwy	0.39mi	3/2.0 (-1)	1,755 (+4%)	3mo	$233,000	$133	67
216 Pipers Ln	0.45mi	3/2.0 (-1)	1,738 (+3%)	3mo	$240,000	$138	66
213 Pipers Ln	0.45mi	4/2.0	1,817 (+8%)	4mo	$248,000	$136	63
329 Paisley Pkwy	0.36mi	3/2.0 (-1)	1,826 (+8%)	2mo	$221,000	$121	62
224 Pipers Ln	0.43mi	3/2.0 (-1)	1,641 (-3%)	12mo	$233,900	$143	61
235 Aston Ln	0.42mi	3/2.0 (-1)	1,563 (-7%)	10mo	$214,000	$137	55
133 Keaton Ct	0.64mi	3/2.0 (-1)	1,689 (+0%)	14mo	$218,500	$129	53
148 Orchard Ln	0.60mi	3/2.0 (-1)	1,514 (-10%)	7mo	$207,000	$137	44
324 Long Hill Dr	0.72mi	3/2.0 (-1)	1,545 (-8%)	13mo	$208,000	$135	37
337 Madison Xing	0.74mi	3/2.0 (-1)	1,452 (-14%)	8mo	$208,000	$143	31

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $17,605
• Equity at exit: $38,188

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $91,649
• Equity at exit: $22,145

Cash invested: $71,714 (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: 6.4×

Monthly cashflow live

• Estimated rent: $3,462 medium
• Mortgage (P&I): −$1,343
• Tax est. 1.5%: −$320 /mo · $3,842/yr
• Insurance: −$107
• HOA: −$38
• Vacancy / Maint / Mgmt: −$727
• Net cashflow: $927

Break-even live

Break-even rent $2,289

Max offer price $256,120

Occupancy floor 68%

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: $64,030
• Closing costs: $7,684
• 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	0.34mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	13d	10	0.50mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.16mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: watertrashgas

Listing history 18 events

1. 2026-06-19
   days on market $266,900 Active 36 DOM
2. 2026-06-18
   days on market $266,900 Active 35 DOM
3. 2026-06-17
   days on market $266,900 Active 34 DOM
4. 2026-06-16
   days on market $266,900 Active 33 DOM
5. 2026-06-15
   days on market $266,900 Active 32 DOM
6. 2026-06-14
   days on market $266,900 Active 30 DOM
7. 2026-06-13
   days on market $266,900 Active 29 DOM
8. 2026-06-10
   days on market $266,900 Active 27 DOM
9. 2026-06-09
   days on market $266,900 Active 26 DOM
10. 2026-06-08
    days on market $266,900 Active 25 DOM
11. 2026-06-07
    days on market $266,900 Active 24 DOM
12. 2026-06-05
    days on market $266,900 Active 21 DOM
13. 2026-06-02
    days on market $266,900 Active 19 DOM
14. 2026-06-01
    days on market $266,900 Active 18 DOM
15. 2026-05-31
    days on market $266,900 Active 17 DOM
16. 2026-05-30
    days on market $266,900 Active 16 DOM
17. 2026-05-14
    listed $266,900 Active 680-char remark
18. 2026-05-02
    listed $266,900 Active 1433-char remark

    Show marketing remark (1433 chars)

    The Rosette Farmhouse I Floorplan combines farmhouse-inspired charm with energy-efficient construction in a thoughtfully designed 4-bedroom, 2-bathroom home offering 1,684 square feet of living space. This Energy Star certified home features architectural details and modern finishes that create both comfort and style throughout. A solid beam lintel elegantly separates the foyer and dining areas, adding warmth and character to the home's interior design. The spacious living area is highlighted by a stunning coffered tongue and groove tray ceiling that enhances the open feel of the space and creates a beautiful focal point for everyday living and entertaining. The kitchen is equipped with slab countertops, custom cabinetry with soft-close cabinet doors and included hardware, a 30" freestanding gas range with microwave hood vent combo, dishwasher, garbage disposal, and functional prep space designed for convenience. The private primary suite offers a relaxing retreat with a garden tub featuring tile surround and a fiberglass shower insert complete with glass door and built-in seat. Secondary bathroom includes a fiberglass tub/shower insert. Additional features include a tankless gas water heater and up to 10 pallets of sod for enhanced curb appeal and energy efficiency. With timeless farmhouse styling and carefully selected finishes throughout, this home delivers comfort, craftsmanship, and practical design.

ⓘ 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: $41,542
• − Mortgage interest: −$14,347
• − Property taxes: −$3,842
• − Insurance: −$1,281
• − Repairs & maintenance: −$3,323
• − Management: −$3,323
• − HOA: −$456
• − Depreciation: −$7,451
• Taxable income: $7,519
• Est. tax owed @ 24.0%: −$1,805
• After-tax cash flow: $9,318/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 · 4 photos

Excellent 100/100 None rehab

This Energy Star certified home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious floor plan, modern kitchen, and bathrooms, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value
• Both Interior paint and minor touch-ups — Fresh paint can make a significant difference in the home's appearance
• Resale Kitchen backsplash and countertops — A backsplash and updated countertops can enhance the kitchen's functionality and aesthetic appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value ↑
• Both Interior paint and minor touch-ups — Fresh paint can make a significant difference in the home's appearance ↑
• Resale Kitchen backsplash and countertops — A backsplash and updated countertops can enhance the kitchen's functionality and aesthetic appeal ↑

ⓘ 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

• 2026-05-14 Listed $266,900 SWLAR
• 2026-05-02 Listed $266,900 Zillow