2038 N Beglis Pkwy N · Sulphur, LA 70663

$268,900

4 bd · 3.0 ba · 2,500 sqft · Manufactured · 73 Days on market

Built 2021 3.10 ac lot $108/sqft · 14% below area Est $314k · 14% under

---

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).

• ARV discount +13.9/15.0
• Cash flow +7.6/30.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS CUSTOM DESIGNED 4-BEDROOM, 3 FULL BATH MANUFACTURED HOME SITUATED ON APPROXIMATELY 3 ACRES. FEATURES INCLUDE OPEN FLOOR PLAN WITH LARGE LIVING AREAS AND A SEPARATE GAME ROOM, OFFERING AMPLE SPACE FOR ENTERTAINING AND LIVING. INTERIOR INCLUDES LIGHT, NEUTRAL COLOR TONES THROUGHOUT. KITCHEN OFFERS AN ABUNDANCE OF CABINETS ALONG WITH A WALK IN PANTRY FOR ADDITIONAL STORAGE. PRIMARY BEDROOM FEATURES AN OVERSIZED BATH WITH A WALK-SHOWER AND LARGE TUB. OUTSIDE FEATURES A 10X16 FRONT PORCH WITH PLENTY OF SPACE FOR GARDENING, ACTIVITIES OR FUTURE IMPROVEMENTS. FLOOD ZONE X PER FEMA MAP. HOME IS SITTING ON A SLAB WITH ALL WHEELS AND TONGUE REMOVED AND HAS BEEN IMMOBILIZED. ALL MEASUREMENTS INCLUDING LAND M/L

Key facts

• Open floor plan
• Walk-shower
• Separate game room

Tags

• CUSTOM DESIGNED
• OPEN FLOOR PLAN
• SEPARATE GAME ROOM
• WALK IN PANTRY
• OVERSIZED BATH
• WALK-SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $269k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (36.3% below list).
• Recommended offer: $171k (36.3% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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+, schools 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.
• Market conditions: Rents rising fast (+7.7%/yr); 291 active listings in the ZIP; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $269k implies a 295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,345 (36.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.11%
• DSCR: 0.77
• GRM: 13.1

CMA / ARV

• ARV (median comp): $313,644
• List price: $268,900
• Delta: -14.27%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.65% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.26×
• Total profit: $-55,683
• Equity at exit: $40,094

10-year hold

• IRR: -6.6%
• Equity multiple: 0.51×
• Total profit: $-37,214
• Equity at exit: $23,250

Cash invested: $75,292 (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: 291
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$1,410
• Tax from tax record: −$152 /mo · $1,824/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-321

Break-even live

Break-even rent $2,119

Max offer price $212,276

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-244	+0% $-321	+5% $-397	+10% $-473
Rent	-10% $-456	-5% $-388	+0% $-321	+5% $-253	+10% $-185
Rate	-1.0pp $-185	-0.5pp $-252	base $-321	+0.5pp $-390	+1.0pp $-461

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: $67,225
• Closing costs: $8,067
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-05
   statusdays on market $268,900 Pending 73 DOM
2. 2026-06-02
   days on market $268,900 Active 71 DOM
3. 2026-06-01
   days on market $268,900 Active 70 DOM
4. 2026-05-31
   days on market $268,900 Active 69 DOM
5. 2026-05-30
   days on market $268,900 Active 68 DOM
6. 2026-03-23
   listed $268,900 Active 717-char remark

   Show marketing remark (717 chars)

   SPACIOUS CUSTOM DESIGNED 4-BEDROOM, 3 FULL BATH MANUFACTURED HOME SITUATED ON APPROXIMATELY 3 ACRES. FEATURES INCLUDE OPEN FLOOR PLAN WITH LARGE LIVING AREAS AND A SEPARATE GAME ROOM, OFFERING AMPLE SPACE FOR ENTERTAINING AND LIVING. INTERIOR INCLUDES LIGHT, NEUTRAL COLOR TONES THROUGHOUT. KITCHEN OFFERS AN ABUNDANCE OF CABINETS ALONG WITH A WALK IN PANTRY FOR ADDITIONAL STORAGE. PRIMARY BEDROOM FEATURES AN OVERSIZED BATH WITH A WALK-SHOWER AND LARGE TUB. OUTSIDE FEATURES A 10X16 FRONT PORCH WITH PLENTY OF SPACE FOR GARDENING, ACTIVITIES OR FUTURE IMPROVEMENTS. FLOOD ZONE X PER FEMA MAP. HOME IS SITTING ON A SLAB WITH ALL WHEELS AND TONGUE REMOVED AND HAS BEEN IMMOBILIZED. ALL MEASUREMENTS INCLUDING LAND M/L

7. 2021-06-04
   soldstatus $68,000

ⓘ 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: $1,824 · $152/mo
• Projected year-2 tax: $1,824 · $152/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 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $20,561
• − Mortgage interest: −$15,063
• − Property taxes: −$1,824
• − Insurance: −$1,344
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$7,823
• Taxable loss: −$8,782
• Est. tax savings @ 24.0%: +$2,108
• After-tax cash flow: $-1,739/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

• 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

+295.4% since first listed

2 events — show timeline

• 2026-03-23 Listed $268,900 SWLAR
• 2021-06-04 Sold (Public Records) $68,000 Public Records

Property tax history

+18.8%/yr

Latest (2025): $1,824 · -1.7% YoY. Source: county tax records.