265 Paisley Pkwy · Sulphur, LA 70665

$285,000

4 bd · 2.0 ba · 1,786 sqft · SingleFamily · 57 Days on market

Built 2023 Good condition 5,663 sqft lot $160/sqft · 20% above area Est $238k · 20% over $35/mo HOA · 1% of rent

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Huntsville AL" The Huntsville plan is a charming 4 bedroom with an open concept living, kitchen dining layout. The kitchen is designed with sleek cabinets, granite countertops and a subway tile backsplash and is equipped with stainless steel appliances that include a gas stove, dishwasher, and micro hood. This home comes with a 10-year warranty. All homes offer smart home automation, wood laminate flooring, fully sodded yards, and electric garages with garage door openers.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Directions to property available
• Financial info: Financial details beyond HOA fees not provided
• HOA & community: Homeowners association with annual fee of $418 (about $34.83/month)

Exterior

• Parking: Attached garage with 2 spaces
• Security: Security information not provided
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; Single story
• Construction: Construction details not provided
• Exterior features: City lot with rectangular shape; Lot dimensions approximately 50 x 110 (0.13 acres); Residential zoning

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring information not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No fireplace reported
• Laundry & utility: Laundry information not provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Recommended offer: $276k (3.0% below list) — sets the bar for market timing.

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: Cypress Cove Elementary School (math 42% / reading 60%, grade C-, #120 of 646 statewide, top 19%, 512 students, 61% 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 52% 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 $9k 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 $80k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($276k) 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.

Recommended offer $276,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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: 1.27% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.08%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (median comp): $238,027
• List price: $285,000
• Delta: 19.73%
• Verdict: OVERPRICED
• 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	0.13mi	3/2.0 (-1)	1,755 (-2%)	3mo	$233,000	$133	84
213 Pipers Ln	0.23mi	4/2.0	1,817 (+2%)	4mo	$248,000	$136	83
329 Paisley Pkwy	0.17mi	3/2.0 (-1)	1,826 (+2%)	2mo	$221,000	$121	82
277 Paisley Pkwy	0.03mi	3/2.0 (-1)	1,616 (-10%)	2mo	$214,000	$132	76
216 Pipers Ln	0.25mi	3/2.0 (-1)	1,738 (-3%)	3mo	$240,000	$138	76
305 Paisley Pkwy	0.11mi	3/2.0 (-1)	1,618 (-9%)	4mo	$217,000	$134	71
329 Leawood Ave	0.27mi	4/2.0	1,959 (+10%)	2mo	$225,000	$115	70
248 Long Hill Dr Dr	0.36mi	3/2.0 (-1)	1,698 (-5%)	7mo	$205,000	$121	64
235 Aston Ln	0.11mi	3/2.0 (-1)	1,563 (-12%)	10mo	$214,000	$137	61
224 Pipers Ln	0.25mi	3/2.0 (-1)	1,641 (-8%)	12mo	$233,900	$143	60
344 Madison Crossing Dr	0.43mi	3/2.0 (-1)	1,710 (-4%)	12mo	$219,500	$128	57
109 Briar Ct	0.43mi	3/2.0 (-1)	1,642 (-8%)	7mo	$212,500	$129	56

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $17,670
• Equity at exit: $42,494

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $97,560
• Equity at exit: $24,642

Cash invested: $79,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $3,615 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$205 /mo · $2,459/yr
• Insurance: −$119
• HOA: −$35
• Vacancy / Maint / Mgmt: −$759
• Net cashflow: $1,003

Break-even live

Break-even rent $2,346

Max offer price $285,000

Occupancy floor 67%

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: $71,250
• Closing costs: $8,550
• 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	0.05mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	13d	10	0.12mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.24mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: gaselectric

Listing history 19 events

1. 2026-06-19
   days on market $285,000 Active 57 DOM
2. 2026-06-18
   days on market $285,000 Active 56 DOM
3. 2026-06-17
   days on market $285,000 Active 55 DOM
4. 2026-06-16
   days on market $285,000 Active 54 DOM
5. 2026-06-15
   days on market $285,000 Active 53 DOM
6. 2026-06-14
   days on market $285,000 Active 51 DOM
7. 2026-06-13
   days on market $285,000 Active 50 DOM
8. 2026-06-10
   days on market $285,000 Active 48 DOM
9. 2026-06-09
   days on market $285,000 Active 47 DOM
10. 2026-06-08
    days on market $285,000 Active 46 DOM
11. 2026-06-07
    days on market $285,000 Active 45 DOM
12. 2026-06-05
    days on market $285,000 Active 42 DOM
13. 2026-06-02
    days on market $285,000 Active 40 DOM
14. 2026-06-01
    days on market $285,000 Active 39 DOM
15. 2026-05-31
    days on market $285,000 Active 38 DOM
16. 2026-05-30
    days on market $285,000 Active 37 DOM
17. 2026-04-23
    listed $285,000 Active 394-char remark
18. 2023-07-28
    soldstatus 488-char remark

    Show marketing remark (488 chars)

    "Huntsville AL" The Huntsville plan is a charming 4 bedroom with an open concept living, kitchen dining layout. The kitchen is designed with sleek cabinets, granite countertops and a subway tile backsplash and is equipped with stainless steel appliances that include a gas stove, dishwasher, and micro hood. This home comes with a 10-year warranty. All homes offer smart home automation, wood laminate flooring, fully sodded yards, and electric garages with garage door openers.

19. 2023-03-23
    listed $236,500 488-char remark

    Show marketing remark (488 chars)

    "Huntsville AL" The Huntsville plan is a charming 4 bedroom with an open concept living, kitchen dining layout. The kitchen is designed with sleek cabinets, granite countertops and a subway tile backsplash and is equipped with stainless steel appliances that include a gas stove, dishwasher, and micro hood. This home comes with a 10-year warranty. All homes offer smart home automation, wood laminate flooring, fully sodded yards, and electric garages with garage door openers.

ⓘ 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: $2,459 · $205/mo
• Projected year-2 tax: $2,459 · $205/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $43,383
• − Mortgage interest: −$15,964
• − Property taxes: −$2,459
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,471
• − Management: −$3,471
• − HOA: −$420
• − Depreciation: −$8,291
• Taxable income: $7,882
• Est. tax owed @ 24.0%: −$1,892
• After-tax cash flow: $10,142/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 Cosmetic rehab

This well-maintained single-family home in a beautiful subdivision is ready for new owners to make it their own. It features modern updates and a good condition score, making it a great investment opportunity.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps home in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps home in good condition ↑

ⓘ 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

+20.5% since first listed

3 events — show timeline

• 2026-04-23 Listed $285,000 SWLAR
• 2023-07-28 Sold (MLS) — SWLAR
• 2023-03-23 Listed $236,500 SWLAR

Property tax history

+0.8%/yr

Latest (2025): $2,459 · +0.8% YoY. Source: county tax records.