264 Pipers Ln · Sulphur, LA 70665

$242,500

4 bd · 2.0 ba · 1,836 sqft · SingleFamily · 37 Days on market

Built 2026 Good condition 6,534 sqft lot $35/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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Cali, at Mimosa Park, our new home community in Sulphur, Louisiana. Spanning over 1,800 square feet, this beautiful single story home offers 4 beds, 2 baths, and a seamless open layout. As you enter, you are met with an inviting foyer with storage, a full guest bath, and a hall leading to the 2nd and 3rd bedrooms. Further down the hall provides access to the 2-car garage, storage, and your laundry room. Privately tucked away in this area is also the additional 4th bedroom, ideal for guest stays, flex space or a private office. Further into the home, you will find the open layout of the living area and beautiful kitchen. The kitchen includes ample countertop space, stainless steel appliances, painted cabinetry, and center island- perfect for extra seating. With natural light and nearby covered patio access, the living and dining area are integrated perfectly to complete this relaxing atmosphere. The primary bedroom is tucked away off the living area and includes an ensuite bathroom and large walk-in closet. In addition to all the features and amenities our Cali Plan offers, each home is built with our Smart Home technology package, designed to bring the ease and convenience of life right to your fingertips. As a most popular favorite, this plan is ideal for any family or individual alike. Stop by or contact us today for your tour of the Cali.

Key facts

• Open concept living
• Granite countertops
• 6,534 sq ft lot

Tags

• OPEN CONCEPT LIVING
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• SMART HOME AUTOMATION
• WOOD LAMINATE FLOORING

Property features AI

Finance

• Other: Lot approximately 0.15 acres (about 50 x 110); Subdivision: Mimosa Park; Directions available
• HOA & community: Homeowners association with an annual fee (about $418/year)

Exterior

• Parking: Garage; Open parking available
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family house; New construction; Built by DR Horton; One story; No common-interest/community (no condo or HOA property type)
• Construction: Brick, stucco, and vinyl siding exterior; Shingle roof; Slab foundation
• Exterior features: Covered patio/porch; City lot, rectangular shape

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: Single-story home (1 story)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Smoke detectors
• Laundry & utility: Washer hookup

🏗️ New construction. The $242,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $241,078.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $242k).
• Recommended offer: $235k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 8.8% in Sulphur — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $68k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($235k) 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 $235,225 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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: 1.48% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.91%
• DSCR: 1.89
• GRM: 5.6

CMA / ARV

• ARV (median comp): $241,078
• List price: $242,500
• Delta: 0.59%
• 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
213 Pipers Ln	0.14mi	4/2.0	1,817 (-1%)	4mo	$248,000	$136	88
329 Paisley Pkwy	0.08mi	3/2.0 (-1)	1,826 (-0%)	2mo	$221,000	$121	88
329 Leawood Ave	0.17mi	4/2.0	1,959 (+7%)	2mo	$225,000	$115	79
308 Paisley Pkwy	0.13mi	3/2.0 (-1)	1,755 (-4%)	3mo	$233,000	$133	79
216 Pipers Ln	0.14mi	3/2.0 (-1)	1,738 (-5%)	3mo	$240,000	$138	77
305 Paisley Pkwy	0.13mi	3/2.0 (-1)	1,618 (-12%)	4mo	$217,000	$134	66
277 Paisley Pkwy	0.21mi	3/2.0 (-1)	1,616 (-12%)	2mo	$214,000	$132	64
224 Pipers Ln	0.12mi	3/2.0 (-1)	1,641 (-11%)	12mo	$233,900	$143	62
235 Aston Ln	0.17mi	3/2.0 (-1)	1,563 (-15%)	10mo	$214,000	$137	54
248 Long Hill Dr Dr	0.49mi	3/2.0 (-1)	1,698 (-8%)	7mo	$205,000	$121	53
344 Madison Crossing Dr	0.46mi	3/2.0 (-1)	1,710 (-7%)	12mo	$219,500	$128	52
109 Briar Ct	0.60mi	3/2.0 (-1)	1,642 (-11%)	7mo	$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: 12.1%
• Equity multiple: 1.48×
• Total profit: $32,348
• Equity at exit: $35,946

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $120,334
• Equity at exit: $20,844

Cash invested: $67,502 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,571 medium
• Mortgage (P&I): −$1,264
• Tax est. 1.5%: −$301 /mo · $3,616/yr
• Insurance: −$100
• HOA: −$35
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $1,120

Break-even live

Break-even rent $2,153

Max offer price $241,078

Occupancy floor 64%

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: $60,270
• Closing costs: $7,232
• 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	43d	1	0.21mi
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: $35 · $420/yr

Listing history 17 events

1. 2026-06-19
   days on market $242,500 Active 37 DOM
2. 2026-06-18
   days on market $242,500 Active 36 DOM
3. 2026-06-17
   days on market $242,500 Active 35 DOM
4. 2026-06-16
   days on market $242,500 Active 34 DOM
5. 2026-06-15
   days on market $242,500 Active 33 DOM
6. 2026-06-14
   days on market $242,500 Active 31 DOM
7. 2026-06-13
   days on market $242,500 Active 30 DOM
8. 2026-06-10
   days on market $242,500 Active 28 DOM
9. 2026-06-09
   days on market $242,500 Active 27 DOM
10. 2026-06-08
    days on market $242,500 Active 26 DOM
11. 2026-06-07
    days on market $242,500 Active 25 DOM
12. 2026-06-05
    days on market $242,500 Active 22 DOM
13. 2026-06-02
    days on market $242,500 Active 20 DOM
14. 2026-06-01
    days on market $242,500 Active 19 DOM
15. 2026-05-31
    days on market $242,500 Active 18 DOM
16. 2026-05-30
    days on market $242,500 Active 17 DOM
17. 2026-05-13
    listed $242,500 Active 582-char remark

ⓘ 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: $42,852
• − Mortgage interest: −$13,504
• − Property taxes: −$3,616
• − Insurance: −$1,205
• − Repairs & maintenance: −$3,428
• − Management: −$3,428
• − HOA: −$420
• − Depreciation: −$7,013
• Taxable income: $10,237
• Est. tax owed @ 24.0%: −$2,457
• After-tax cash flow: $10,984/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 · 14 photos

Good 80/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers smart home automation, wood laminate flooring, and a well-maintained yard, making it a great investment for both resale and rental.

Value-add opportunities

• Both Smart home automation — Enhances convenience and energy efficiency
• Both Landscaping and curb appeal — Improves curb appeal and property value
• Both Add smart thermostat — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Smart home automation — Enhances convenience and energy efficiency ↑
• Both Landscaping and curb appeal — Improves curb appeal and property value ↑
• Both Add smart thermostat — Enhances comfort and energy efficiency ↑

ⓘ 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
• 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

• 2026-06-12 Listed $242,500 Zillow
• 2026-05-13 Listed $242,500 SWLAR