1040 Michelle Dr Dr · Sulphur, LA 70663

$275,000

3 bd · 2.0 ba · 1,787 sqft · SingleFamily · 10 Days on market

Built 2012 7,840 sqft lot $154/sqft · 16% above area Est $237k · 16% over

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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).

• Cash flow +15.9/30.0
• DSCR +4.9/10.0
• Rent growth +4.4/5.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is in mint, move-in condition. Very open floor plan located on a corner lot, landscaped, security system, fenced, covered patio perfect for entertaining, granite throughout and tumbled marble backsplash. Home owner will also supply a home warranty to buyer if buyer chooses one. All measurements M/L

Key facts

• Cul-de-sac location
• Brick accent wall
• Corner lot

Tags

• CUL-DE-SAC LOCATION
• CORNER LOT
• UPDATED VINYL FLOORING
• FRESH TILE FLOORING
• UPGRADED LIGHT FIXTURES
• BRICK ACCENT WALL

Property features AI

Finance

• Other: City lot with paved city street frontage; Lot approximately 150' x 51' (0.18 acres); Has a view; Directions available to property
• HOA & community: Street lights; Sidewalks; Located in the FOREST PARK subdivision

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage with garage door opener; Paved open parking
• Security: Smoke detectors; Fire alarm
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story; Faces north; Built by Joe Hardy; No shared/common walls
• Construction: Brick and stucco construction; Shingle roof; Slab foundation
• Exterior features: Outdoor lighting; Rain gutters; Covered porch and terrace; Privacy fencing

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Range hood; Water heater
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; Granite counters; High ceilings; Open floor plan; Pantry; Recessed lighting; Double vanity; Gas fireplace
• Laundry & utility: Laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (14.2% below list).
• Recommended offer: $236k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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+, 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) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 291 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).
• This rent runs 44% 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $212k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $235,907 (14.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (median comp): $236,909
• List price: $275,000
• Delta: 16.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Horseshoe Ln	0.32mi	2/2.0 (-1)	1,840 (+3%)	1mo	$163,150	$89	74
1415 Beth St	0.44mi	3/2.0	1,832 (+2%)	3mo	$225,000	$123	73
236 Genna Rd	0.45mi	3/2.0	1,751 (-2%)	11mo	$249,000	$142	66
1030 Michelle Dr	0.05mi	3/2.0	1,994 (+12%)	15mo	$284,000	$142	66
1005 Michelle Dr	0.18mi	3/2.0	1,992 (+12%)	11mo	$285,000	$143	63
202 Lynn Ln Ln	0.50mi	3/1.5	1,728 (-3%)	8mo	$185,000	$107	63
806 Frederick St	0.60mi	3/2.0	1,788 (+0%)	11mo	$108,765	$61	62
515 N Lebanon St N	0.63mi	3/2.0	1,728 (-3%)	7mo	$179,700	$104	60
1515 Camelia Ln	0.48mi	3/2.0	1,776 (-1%)	21mo	$224,500	$126	59
608 Shady Ln	0.51mi	3/3.0	1,903 (+6%)	8mo	$215,000	$113	54
2505 Jayson St	0.73mi	4/2.0 (+1)	1,913 (+7%)	1mo	$195,000	$102	49

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: -8.4%
• Equity multiple: 0.68×
• Total profit: $-24,754
• Equity at exit: $41,003

10-year hold

• IRR: 6.0%
• Equity multiple: 1.53×
• Total profit: $41,087
• Equity at exit: $23,777

Cash invested: $77,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$176 /mo · $2,116/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $131

Break-even live

Break-even rent $2,194

Max offer price $275,000

Occupancy floor 89%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Jacques Dr Sulphur, LA	4.0	3.0	2350	$3,000	$1.28	43d	1	0.19mi
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	43d	1	0.51mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	13d	1	0.90mi
103 Jackson Ave Sulphur, LA	4.0	2.0	2114	$4,500	$2.13	43d	1	1.02mi
708 Alabama St Sulphur, LA	4.0	2.5	2335	$2,800	$1.20	21d	1	1.11mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	43d	1	1.20mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	43d	1	1.45mi

Listing history 5 events

1. 2026-05-09
   listed $275,000 Active 1880-char remark
2. 2015-03-02
   soldstatus $211,500
3. 2015-02-27
   soldstatus 309-char remark

   Show marketing remark (309 chars)

   This home is in mint, move-in condition. Very open floor plan located on a corner lot, landscaped, security system, fenced, covered patio perfect for entertaining, granite throughout and tumbled marble backsplash. Home owner will also supply a home warranty to buyer if buyer chooses one. All measurements M/L

4. 2015-01-27
   listed $219,900 309-char remark

   Show marketing remark (309 chars)

   This home is in mint, move-in condition. Very open floor plan located on a corner lot, landscaped, security system, fenced, covered patio perfect for entertaining, granite throughout and tumbled marble backsplash. Home owner will also supply a home warranty to buyer if buyer chooses one. All measurements M/L

5. 2012-06-01
   soldstatus $195,000

ⓘ 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: $2,116 · $176/mo
• Projected year-2 tax: $2,116 · $176/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) · 66% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $28,309
• − Mortgage interest: −$15,404
• − Property taxes: −$2,116
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$8,000
• Taxable loss: −$3,116
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $2,315/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

+41.0% since first listed

7 events — show timeline

• 2026-06-05 Sold (MLS) — SWLAR
• 2026-05-20 Pending — SWLAR
• 2026-05-09 Listed $275,000 SWLAR
• 2015-03-02 Sold (Public Records) $211,500 Public Records
• 2015-02-27 Sold (MLS) — SWLAR
• 2015-01-27 Listed $219,900 SWLAR
• 2012-06-01 Sold (Public Records) $195,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $2,116 · +0.8% YoY. Source: county tax records.