4510 Oak Ridge Dr · Carlyss, LA 70665

$379,900

3 bd · 2.0 ba · 2,287 sqft · SingleFamily · 44 Days on market

Built 2002 0.53 ac lot $166/sqft · 15% above area Est $329k · 15% over

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +6.8/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home with high ceilings, double trey ceilings, double staked molding, two huge living areas, and a formal dining room. The carport has an attached workshop. Case# 221-519119 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

• Soaking tub
• Custom built-ins
• Spa-like bathroom

Tags

• OPEN-CONCEPT LAYOUT
• CUSTOM BUILT-INS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPA-LIKE BATHROOM
• SOAKING TUB

Property features AI

Exterior

• Parking: 2 total parking spaces; Attached carport with 2 carport spaces; Open parking; Concrete parking with storage
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Sewer connected (private sewer); Electricity connected; Cable available; Water connected; Natural gas not available
• Home design: Single-family house; One story; East-facing
• Construction: Brick, stucco, and vinyl siding exterior; Shingle roof; Slab foundation; Built as a one-level home
• Exterior features: Awnings; Rain gutters; Rear covered porch; Front porch; Patio; French doors; Fenced yard with privacy; Workshop; Has a view

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator; Exhaust fan
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Tray ceilings; Ceiling fans; Crown molding; Granite and stone counters; Recessed lighting; Double vanity; Wood-burning fireplace
• Laundry & utility: Laundry room with washer hookup; Electric dryer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).
• Recommended offer: $369k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 8.3% in Carlyss — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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: Vincent Settlement Elementary School (math 62% / reading 67%, grade B, #40 of 646 statewide, top 7%, 321 students, 41% 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-school proficiency averages 50% at this address vs 37% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Calcasieu Parish average implies; a family-tenant draw the district grade alone would hide.
• 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 $3k of loan paydown is wiped out by about $11k 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 44 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $245k; list at $380k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $368,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.18% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.35%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (median comp): $329,300
• List price: $379,900
• Delta: 15.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4620 Brooklyn Dr	0.19mi	3/2.0	2,390 (+4%)	10mo	$280,000	$117	75
1332 Lawton Dr	0.51mi	3/2.0	2,270 (-1%)	6mo	$325,000	$143	70
4108 Linda Ln	0.52mi	3/2.0	2,429 (+6%)	3mo	$365,000	$150	63
2002 Chamblee Dr	0.28mi	3/2.5	2,160 (-6%)	21mo	$225,000	$104	58
2061 S Red Oak Forest Ln	0.52mi	4/2.5 (+1)	2,350 (+3%)	7mo	$330,000	$140	58
1966 Burkholder Rd Rd	0.58mi	3/2.0	1,944 (-15%)	9mo	$248,186	$128	40
1423 Southern Oaks Dr	0.55mi	3/2.0	1,953 (-15%)	18mo	$234,000	$120	35

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-13,166
• Equity at exit: $56,644

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $51,334
• Equity at exit: $32,847

Cash invested: $106,372 (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: 7.0×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$1,992
• Tax from tax record: −$221 /mo · $2,650/yr
• Insurance: −$158
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $757

Break-even live

Break-even rent $3,542

Max offer price $379,900

Occupancy floor 78%

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2385 Leonard Rd Sulphur, LA	4.0	2.0	2723	$4,500	$1.65	44d	1	0.75mi

Listing history 21 events

1. 2026-06-19
   days on market $379,900 Active 44 DOM
2. 2026-06-18
   days on market $379,900 Active 43 DOM
3. 2026-06-17
   days on market $379,900 Active 42 DOM
4. 2026-06-16
   days on market $379,900 Active 41 DOM
5. 2026-06-15
   days on market $379,900 Active 40 DOM
6. 2026-06-14
   days on market $379,900 Active 38 DOM
7. 2026-06-13
   days on market $379,900 Active 37 DOM
8. 2026-06-10
   days on market $379,900 Active 35 DOM
9. 2026-06-09
   days on market $379,900 Active 34 DOM
10. 2026-06-08
    days on market $379,900 Active 33 DOM
11. 2026-06-07
    days on market $379,900 Active 32 DOM
12. 2026-06-05
    days on market $379,900 Active 29 DOM
13. 2026-06-02
    days on market $379,900 Active 27 DOM
14. 2026-06-01
    days on market $379,900 Active 26 DOM
15. 2026-05-31
    days on market $379,900 Active 25 DOM
16. 2026-05-30
    days on market $379,900 Active 24 DOM
17. 2026-05-06
    listed $379,900 Active 1387-char remark
18. 2018-11-16
    soldstatus 430-char remark

    Show marketing remark (430 chars)

    Beautiful home with high ceilings, double trey ceilings, double staked molding, two huge living areas, and a formal dining room. The carport has an attached workshop. Case# 221-519119 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.

19. 2018-08-16
    listed $239,400 430-char remark

    Show marketing remark (430 chars)

    Beautiful home with high ceilings, double trey ceilings, double staked molding, two huge living areas, and a formal dining room. The carport has an attached workshop. Case# 221-519119 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.

20. 2014-08-15
    soldstatus $244,900
21. 2001-06-22
    soldstatus $19,000

ⓘ 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: $2,650 · $221/mo
• Projected year-2 tax: $2,650 · $221/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 AE · 50% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $54,000
• − Mortgage interest: −$21,280
• − Property taxes: −$2,650
• − Insurance: −$7,018
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$11,052
• Taxable income: $3,360
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $8,279/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

• 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

+1899.5% since first listed

5 events — show timeline

• 2026-05-06 Listed $379,900 SWLAR
• 2018-11-16 Sold (MLS) — SWLAR
• 2018-08-16 Listed $239,400 SWLAR
• 2014-08-15 Sold (Public Records) $244,900 Public Records
• 2001-06-22 Sold (Public Records) $19,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $2,650 · +1.2% YoY. Source: county tax records.