211 Jackson Ave Ave · Sulphur, LA 70663

$195,000

3 bd · 2.0 ba · 1,521 sqft · SingleFamily · 20 Days on market

Built 1974 0.25 ac lot Est $190k · at est.

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Why this score? — see what drove the D 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 +14.4/30.0
• ARV discount +6.3/15.0
• DSCR +4.4/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! You don't want to miss this 3 bedroom 2 bath home in the heart of Maplewood, close to Maplewood Park and the Elementary School. This home is situated on a beautiful lot with gorgeous trees and is a perfect family home or rental investment. Home features a two car attached carport and workshop. All measurements are more or less

Key facts

• Open layout
• Granite counter tops
• 0.25 acre lot

Tags

• OPEN LAYOUT
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• LOCATED IN FLOOD ZONE X

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 $38 ($456/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 $158k (19.0% below list).
• Recommended offer: $158k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 8.8% in Sulphur — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Maplewood Elementary (math 23% / reading 38%, grade F, #324 of 646 statewide, top 51%, 651 students, 55% 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: Rents rising fast (+7.7%/yr); 294 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 $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 20 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $140k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $157,905 (19.0% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $190,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Jackson Ave Ave	0.00mi	3/2.0	1,521 (0%)	1mo	$190,000	$125	99
315 Ann Ave	0.14mi	3/2.0	1,620 (+6%)	3mo	$83,275	$51	80
205 Summerwood Dr	0.22mi	3/2.0	1,482 (-3%)	10mo	$192,000	$130	77
311 W Lee St W	0.16mi	3/2.0	1,375 (-10%)	2mo	$142,000	$103	76
420 N Trailwood St N	0.28mi	3/2.0	1,422 (-6%)	2mo	$210,000	$148	75
310 Audalia Ave	0.05mi	3/2.0	1,743 (+15%)	4mo	$192,000	$110	70
20 Pinewood Dr	0.32mi	3/2.0	1,683 (+11%)	1mo	$217,000	$129	66
148 Cassy Dr	0.62mi	3/2.0	1,568 (+3%)	2mo	$215,000	$137	64
700 Janice Dr	0.56mi	3/2.0	1,598 (+5%)	2mo	$260,000	$163	64
40 Eucalyptus St	0.47mi	3/2.0	1,620 (+6%)	11mo	$155,000	$96	58
20 Poinsetta Rd	0.60mi	3/2.0	1,724 (+13%)	3mo	$215,000	$125	47
202 Lynn Ln Ln	0.57mi	3/1.5	1,728 (+14%)	8mo	$185,000	$107	42

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: -10.4%
• Equity multiple: 0.61×
• Total profit: $-21,505
• Equity at exit: $29,075

10-year hold

• IRR: 4.0%
• Equity multiple: 1.35×
• Total profit: $19,084
• 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: 294
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$106 /mo · $1,267/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $38

Break-even live

Break-even rent $1,531

Max offer price $195,000

Occupancy floor 93%

Sensitivity live

Price	-10% $148	-5% $93	+0% $38	+5% $-17	+10% $-72
Rent	-10% $-87	-5% $-24	+0% $38	+5% $100	+10% $163
Rate	-1.0pp $136	-0.5pp $88	base $38	+0.5pp $-13	+1.0pp $-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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Jackson Ave Sulphur, LA	4.0	2.0	2114	$4,500	$2.13	45d	1	0.13mi
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	45d	1	1.08mi

Listing history 5 events

1. 2026-04-18
   status Pending
2. 2026-03-29
   listed $195,000 Active
3. 2023-10-31
   soldstatus 358-char remark

   Show marketing remark (358 chars)

   Location, location, location! You don't want to miss this 3 bedroom 2 bath home in the heart of Maplewood, close to Maplewood Park and the Elementary School. This home is situated on a beautiful lot with gorgeous trees and is a perfect family home or rental investment. Home features a two car attached carport and workshop. All measurements are more or less

4. 2023-10-31
   soldstatus $140,000

   Show marketing remark (358 chars)

   Location, location, location! You don't want to miss this 3 bedroom 2 bath home in the heart of Maplewood, close to Maplewood Park and the Elementary School. This home is situated on a beautiful lot with gorgeous trees and is a perfect family home or rental investment. Home features a two car attached carport and workshop. All measurements are more or less

5. 2023-08-16
   listed $160,000 358-char remark

   Show marketing remark (358 chars)

   Location, location, location! You don't want to miss this 3 bedroom 2 bath home in the heart of Maplewood, close to Maplewood Park and the Elementary School. This home is situated on a beautiful lot with gorgeous trees and is a perfect family home or rental investment. Home features a two car attached carport and workshop. All measurements are more or less

ⓘ 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: $1,267 · $106/mo
• Projected year-2 tax: $1,267 · $106/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $18,949
• − Mortgage interest: −$10,923
• − Property taxes: −$1,267
• − Insurance: −$975
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$5,673
• Taxable loss: −$2,921
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $1,157/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

+21.9% since first listed

5 events — show timeline

• 2026-04-18 Pending — SWLAR
• 2026-03-29 Listed $195,000 SWLAR
• 2023-10-31 Sold (Public Records) $140,000 Public Records
• 2023-10-31 Sold (MLS) — SWLAR
• 2023-08-16 Listed $160,000 SWLAR

Property tax history

+9.8%/yr

Latest (2025): $1,267 · +1.6% YoY. Source: county tax records.