505 N Lebanon St N · Sulphur, LA 70663

$225,000

4 bd · 2.5 ba · 2,365 sqft · SingleFamily · 4 Days on market

Built 1960 0.41 ac lot Est $244k · 8% under

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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 +25.4/30.0
• ARV discount +10.9/15.0
• DSCR +8.4/10.0
• 1% rule +6.0/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious brick home on a slab in an established Sulphur neighborhood. Home features 4 bedrooms, 2.5 baths, two living areas and a large backyard with a fenced in inground pool. Flood zone X. All measurements +/-. Case# 221-598518 HUD OWNED PROPERTY, HUD HOMES ARE SOLD "AS IS", ASK YOUR AGENT FOR DETAILS AND TO SUBMIT OFFERS THROUGH www. hudhomestore.com. * Must have an active NAID number per HUD to show * Must present NAID # when calling to make an appointment.

Key facts

• Large kitchen
• Brick home
• Dining room

Tags

• BRICK HOME
• INDOOR UTILITY ROOM
• LARGE LIVING AREAS
• DINING ROOM
• LARGE KITCHEN
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).

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); Maplewood Middle School (math 31% / reading 50%, grade F, #62 of 218 statewide, top 29%, 335 students, 50% 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); 291 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• At $2,468/mo this rent would consume 46% of the median local household income ($65k/yr) (locally 197% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 7.7% rent growth), your $63k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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.

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 $225,000

Questions for the listing agent

1. Built in 1960 — 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. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $243,595
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Horseshoe Ln	0.38mi	4/2.0	2,300 (-3%)	6mo	$285,000	$124	70
2715 Saint Francis St	0.27mi	5/2.0 (+1)	2,091 (-12%)	1mo	$187,500	$90	60
2618 Roxton St	0.42mi	3/2.0 (-1)	2,190 (-7%)	2mo	$180,500	$82	60
2213 Comanche St	0.58mi	3/2.0 (-1)	2,430 (+3%)	2mo	$90,000	$37	60
920 Jacques Dr	0.59mi	4/3.5	2,353 (-0%)	11mo	$260,000	$110	58
916 Jacques Dr	0.61mi	3/3.0 (-1)	2,340 (-1%)	6mo	$317,000	$135	58
224 S Hazel St S	0.25mi	3/2.5 (-1)	2,715 (+15%)	5mo	$199,000	$73	54
1409 Beth St	0.57mi	4/2.0	2,236 (-6%)	11mo	$269,000	$120	53
1004 Jacques Dr	0.56mi	4/3.0	2,309 (-2%)	20mo	$269,000	$117	52
1404 Forest Ln	0.51mi	3/3.5 (-1)	2,232 (-6%)	11mo	$230,000	$103	48
320 Rio Hondo St	0.63mi	3/2.0 (-1)	2,445 (+3%)	18mo	$240,000	$98	43
322 Quelqueshue St	0.60mi	4/2.0	2,021 (-14%)	12mo	$200,000	$99	36

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $8,449
• Equity at exit: $33,548

10-year hold

• IRR: 16.7%
• Equity multiple: 2.65×
• Total profit: $104,133
• Equity at exit: $19,454

Cash invested: $63,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,468 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$160 /mo · $1,925/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $516

Break-even live

Break-even rent $1,815

Max offer price $225,000

Occupancy floor 74%

Sensitivity live

Price	-10% $643	-5% $580	+0% $516	+5% $452	+10% $388
Rent	-10% $321	-5% $418	+0% $516	+5% $613	+10% $711
Rate	-1.0pp $629	-0.5pp $573	base $516	+0.5pp $458	+1.0pp $398

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	44d	1	0.21mi
1016 Jacques Dr Sulphur, LA	4.0	3.0	2350	$3,000	$1.28	44d	1	0.53mi
103 Jackson Ave Sulphur, LA	4.0	2.0	2114	$4,500	$2.13	44d	1	0.93mi
708 Alabama St Sulphur, LA	4.0	2.5	2335	$2,800	$1.20	21d	1	1.24mi

Listing history 12 events

1. 2026-04-27
   status Pending
2. 2026-04-23
   listed $225,000 Active
3. 2024-02-20
   soldstatus 476-char remark

   Show marketing remark (476 chars)

   Spacious brick home on a slab in an established Sulphur neighborhood. Home features 4 bedrooms, 2.5 baths, two living areas and a large backyard with a fenced in inground pool. Flood zone X. All measurements +/-. Case# 221-598518 HUD OWNED PROPERTY, HUD HOMES ARE SOLD "AS IS", ASK YOUR AGENT FOR DETAILS AND TO SUBMIT OFFERS THROUGH www. hudhomestore.com. * Must have an active NAID number per HUD to show * Must present NAID # when calling to make an appointment.

4. 2023-07-12
   listed $178,200 476-char remark

   Show marketing remark (476 chars)

   Spacious brick home on a slab in an established Sulphur neighborhood. Home features 4 bedrooms, 2.5 baths, two living areas and a large backyard with a fenced in inground pool. Flood zone X. All measurements +/-. Case# 221-598518 HUD OWNED PROPERTY, HUD HOMES ARE SOLD "AS IS", ASK YOUR AGENT FOR DETAILS AND TO SUBMIT OFFERS THROUGH www. hudhomestore.com. * Must have an active NAID number per HUD to show * Must present NAID # when calling to make an appointment.

5. 2019-06-13
   soldstatus 382-char remark

   Show marketing remark (382 chars)

   Large updated home in an established neighborhood. Home has two living area and a large in ground pool that is fenced. Case# 221-537070 HUD OWNED PROPERTY, HUD HOMES ARE SOLD "AS IS", ASK YOUR AGENT FOR DETAILS AND TO SUBMIT OFFERS THROUGH www. hudhomestore.com. * Must have an active NAID number per HUD to show * Must present NAID # when calling to make an appointment.

6. 2019-03-20
   listed $225,000 382-char remark

   Show marketing remark (382 chars)

   Large updated home in an established neighborhood. Home has two living area and a large in ground pool that is fenced. Case# 221-537070 HUD OWNED PROPERTY, HUD HOMES ARE SOLD "AS IS", ASK YOUR AGENT FOR DETAILS AND TO SUBMIT OFFERS THROUGH www. hudhomestore.com. * Must have an active NAID number per HUD to show * Must present NAID # when calling to make an appointment.

7. 2015-10-08
   soldstatus $229,000
8. 2015-10-07
   soldstatus
9. 2015-05-21
   listed $229,900
10. 2014-10-24
    soldstatus
11. 2014-10-24
    soldstatus $85,000
12. 2014-10-01
    listed $89,900

ⓘ 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: $1,925 · $160/mo
• Projected year-2 tax: $1,925 · $160/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $29,620
• − Mortgage interest: −$12,603
• − Property taxes: −$1,925
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − Depreciation: −$6,545
• Taxable income: $2,682
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $5,547/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

+150.3% since first listed

12 events — show timeline

• 2026-04-27 Pending — SWLAR
• 2026-04-23 Listed $225,000 SWLAR
• 2024-02-20 Sold (MLS) — SWLAR
• 2023-07-12 Listed $178,200 SWLAR
• 2019-06-13 Sold (MLS) — SWLAR
• 2019-03-20 Listed $225,000 SWLAR
• 2015-10-08 Sold (Public Records) $229,000 Public Records
• 2015-10-07 Sold (MLS) — SWLAR
• 2015-05-21 Listed $229,900 SWLAR
• 2014-10-24 Sold (Public Records) $85,000 Public Records
• 2014-10-24 Sold (MLS) — SWLAR
• 2014-10-01 Listed $89,900 SWLAR

Property tax history

+3.8%/yr

Latest (2025): $1,925 · -0.3% YoY. Source: county tax records.