5205 Volunteer Rd · Carlyss, LA 70665

$304,900

4 bd · 2.5 ba · 2,584 sqft · SingleFamily · 185 Days on market

Built 2014 0.88 ac lot $118/sqft · 12% below area Est $346k · 12% under ↓ 5% since listing

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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
• ARV discount +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully designed 2,583 sq. ft. two-story home situated on a generous 0.88-acre corner lot in Carlyss. This home offers a flexible and functional layout with four bedrooms, including a smaller room ideal for a home office, nursery, or guest bedroom. Two of the bedrooms are located upstairs, providing privacy and separation from the main living areas. The heart of the home features a bright, open kitchen that flows seamlessly into the dining area and cozy sitting space, perfect for everyday living or entertaining. A see-through fireplace serves as a warm focal point, connecting the living room with the kitchen and dining area, creating inviting spaces for gatherings and relaxation. With nearly an acre of land, ample square footage, and a versatile floor plan, this home offers space, comfort, and charm in a desirable Carlyss location. Schedule your showing today and experience all this home has to offer.

Key facts

• 0.88 acre lot
• 2 garage spots
• Built 2014

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $4k ($48k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $305k).
• Recommended offer: $268k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 8.3% in Carlyss — 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 61/100 on livability (#237 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime D-, amenities 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: 236 active listings in the ZIP; 1 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 $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 $85k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $268,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.46% ✓
• Cap rate: 21.95%
• Cash-on-cash: 55.90%
• DSCR: 3.49
• GRM: 3.4

CMA / ARV

• ARV (median comp): $346,252
• List price: $304,900
• Delta: -11.94%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 54.2%
• Equity multiple: 3.39×
• Total profit: $203,916
• Equity at exit: $45,462

10-year hold

• IRR: 59.4%
• Equity multiple: 6.90×
• Total profit: $503,803
• Equity at exit: $26,362

Cash invested: $85,372 (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: 3.4×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$222 /mo · $2,662/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $3,977

Break-even live

Break-even rent $2,466

Max offer price $304,900

Occupancy floor 42%

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
451 A a Meyers Rd Sulphur, LA	5.0	3.0	3076	$7,500	$2.44	43d	1	0.81mi

Listing history 20 events

1. 2026-06-19
   days on market $304,900 Active 185 DOM
2. 2026-06-18
   days on market $304,900 Active 184 DOM
3. 2026-06-17
   days on market $304,900 Active 183 DOM
4. 2026-06-16
   days on market $304,900 Active 182 DOM
5. 2026-06-15
   days on market $304,900 Active 181 DOM
6. 2026-06-14
   days on market $304,900 Active 179 DOM
7. 2026-06-13
   days on market $304,900 Active 178 DOM
8. 2026-06-10
   days on market $304,900 Active 176 DOM
9. 2026-06-09
   days on market $304,900 Active 175 DOM
10. 2026-06-08
    days on market $304,900 Active 174 DOM
11. 2026-06-07
    days on market $304,900 Active 173 DOM
12. 2026-06-05
    days on market $304,900 Active 170 DOM
13. 2026-06-02
    days on market $304,900 Active 168 DOM
14. 2026-06-01
    days on market $304,900 Active 167 DOM
15. 2026-05-31
    days on market $304,900 Active 166 DOM
16. 2026-05-30
    days on market $304,900 Active 165 DOM
17. 2026-05-18
    price $304,900 934-char remark

    Show marketing remark (934 chars)

    Welcome to this beautifully designed 2,583 sq. ft. two-story home situated on a generous 0.88-acre corner lot in Carlyss. This home offers a flexible and functional layout with four bedrooms, including a smaller room ideal for a home office, nursery, or guest bedroom. Two of the bedrooms are located upstairs, providing privacy and separation from the main living areas. The heart of the home features a bright, open kitchen that flows seamlessly into the dining area and cozy sitting space, perfect for everyday living or entertaining. A see-through fireplace serves as a warm focal point, connecting the living room with the kitchen and dining area, creating inviting spaces for gatherings and relaxation. With nearly an acre of land, ample square footage, and a versatile floor plan, this home offers space, comfort, and charm in a desirable Carlyss location. Schedule your showing today and experience all this home has to offer.

18. 2026-03-31
    price $309,900 934-char remark

    Show marketing remark (934 chars)

    Welcome to this beautifully designed 2,583 sq. ft. two-story home situated on a generous 0.88-acre corner lot in Carlyss. This home offers a flexible and functional layout with four bedrooms, including a smaller room ideal for a home office, nursery, or guest bedroom. Two of the bedrooms are located upstairs, providing privacy and separation from the main living areas. The heart of the home features a bright, open kitchen that flows seamlessly into the dining area and cozy sitting space, perfect for everyday living or entertaining. A see-through fireplace serves as a warm focal point, connecting the living room with the kitchen and dining area, creating inviting spaces for gatherings and relaxation. With nearly an acre of land, ample square footage, and a versatile floor plan, this home offers space, comfort, and charm in a desirable Carlyss location. Schedule your showing today and experience all this home has to offer.

19. 2026-02-20
    price $314,900 934-char remark

    Show marketing remark (934 chars)

    Welcome to this beautifully designed 2,583 sq. ft. two-story home situated on a generous 0.88-acre corner lot in Carlyss. This home offers a flexible and functional layout with four bedrooms, including a smaller room ideal for a home office, nursery, or guest bedroom. Two of the bedrooms are located upstairs, providing privacy and separation from the main living areas. The heart of the home features a bright, open kitchen that flows seamlessly into the dining area and cozy sitting space, perfect for everyday living or entertaining. A see-through fireplace serves as a warm focal point, connecting the living room with the kitchen and dining area, creating inviting spaces for gatherings and relaxation. With nearly an acre of land, ample square footage, and a versatile floor plan, this home offers space, comfort, and charm in a desirable Carlyss location. Schedule your showing today and experience all this home has to offer.

20. 2025-12-16
    listed $320,000 Active 934-char remark

    Show marketing remark (934 chars)

    Welcome to this beautifully designed 2,583 sq. ft. two-story home situated on a generous 0.88-acre corner lot in Carlyss. This home offers a flexible and functional layout with four bedrooms, including a smaller room ideal for a home office, nursery, or guest bedroom. Two of the bedrooms are located upstairs, providing privacy and separation from the main living areas. The heart of the home features a bright, open kitchen that flows seamlessly into the dining area and cozy sitting space, perfect for everyday living or entertaining. A see-through fireplace serves as a warm focal point, connecting the living room with the kitchen and dining area, creating inviting spaces for gatherings and relaxation. With nearly an acre of land, ample square footage, and a versatile floor plan, this home offers space, comfort, and charm in a desirable Carlyss location. Schedule your showing today and experience all this home has to offer.

ⓘ 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: $2,662 · $222/mo
• Projected year-2 tax: $2,662 · $222/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) · 37% 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: $90,000
• − Mortgage interest: −$17,079
• − Property taxes: −$2,662
• − Insurance: −$1,524
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − Depreciation: −$8,870
• Taxable income: $45,464
• Est. tax owed @ 24.0%: −$10,911
• After-tax cash flow: $36,815/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 — Carlyss

• Score: 61/100
• State rank: #237
• US rank: #18031

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlyss, 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

-4.7% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $304,900 SWLAR
• 2026-03-31 Price Changed $309,900 SWLAR
• 2026-02-20 Price Changed $314,900 SWLAR
• 2025-12-16 Listed $320,000 SWLAR

Property tax history

-0.7%/yr

Latest (2025): $2,662 · +1.2% YoY. Source: county tax records.