280 Hines Dr · Sulphur, LA 70665

$266,900

4 bd · 2.0 ba · 1,684 sqft · SingleFamily · 266 Days on market

Built 2026 6,098 sqft lot $38/mo HOA · 1% of rent ↓ 3% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* Receive up to $10,000 in incentives and a FREE refrigerator and FREE blinds on this MOVE-IN READY new construction home! Discover comfort, quality, and style in the Rossette Cottage, a beautifully crafted 4-bedroom, 2-bathroom home located in Sulphur's newest community, The Cedars. This elegant home features coffered tray ceilings, luxury vinyl plank flooring, New Orleans-style crown molding, and custom soft-close cabinets with designer hardware. The 2-car garage includes a solid insulated metal door and a myQ smart motor for modern convenience. The kitchen is both stunning and functional with stainless steel appliances, a freestanding gas range, dishwasher, pure white quartz countertops,

Key facts

• Myq smart motor
• Designer hardware
• 6,098 sq ft lot

Tags

• COFFERED TRAY CEILINGS
• LUXURY VINYL PLANK FLOORING
• CUSTOM SOFT-CLOSE CABINETS
• DESIGNER HARDWARE
• SOLID INSULATED METAL DOOR
• MYQ SMART MOTOR

Property features AI

Finance

• Other: Subdivision: The Cedars Phase I
• HOA & community: Homeowners association with annual fee (approximately $460/year)

Exterior

• Parking: Attached garage (front-facing); 2-car garage; Open parking
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available and connected; Electricity available and connected; Water connected; Sewer connected; Cable available; Phone available; Underground utilities
• Home design: Single family residence; New construction; One story; House
• Construction: Built by MANUEL BUILDERS; Blown-in insulation; HardiPlank-type siding; Slab foundation; Composition shingle roof
• Exterior features: Front porch; Rear porch; Porch; Patio; City lot; Front yard; Landscaped; Rectangular lot

Interior

• Kitchen: Dishwasher; Electric range; Gas range; Free‑standing range; Oven; Microwave; Range; Disposal; Ice maker; ENERGY STAR qualified appliances; ENERGY STAR qualified water heater; Tankless water heater; Vented exhaust fan; Water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; ENERGY STAR qualified equipment (heating and cooling)
• Interior features: Ceiling fans; Crown molding; Coffered ceilings; Kitchen island; Open floor plan; Pantry; Recessed lighting; Double vanity
• Laundry & utility: Inside laundry room; Washer hookup; Electric dryer hookup

🏗️ New construction. The $266,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $229,024.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $267k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $267k).
• Recommended offer: $235k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 8.8% in Sulphur — 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 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: W. T. Henning Elementary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 397 students, 56% 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 schools at 51% FRL track the district average.
• Market conditions: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

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 + 3.0% rent growth), your $64k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.28%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $229,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Paisley Pkwy	0.36mi	3/2.0 (-1)	1,618 (-4%)	4mo	$217,000	$134	68
277 Paisley Pkwy	0.40mi	3/2.0 (-1)	1,616 (-4%)	2mo	$214,000	$132	68
308 Paisley Pkwy	0.39mi	3/2.0 (-1)	1,755 (+4%)	3mo	$233,000	$133	67
216 Pipers Ln	0.43mi	3/2.0 (-1)	1,738 (+3%)	3mo	$240,000	$138	67
309 Sawyer Dr	0.32mi	4/2.0	1,786 (+6%)	12mo	$239,500	$134	65
213 Pipers Ln	0.43mi	4/2.0	1,817 (+8%)	4mo	$248,000	$136	63
329 Paisley Pkwy	0.35mi	3/2.0 (-1)	1,826 (+8%)	2mo	$221,000	$121	63
224 Pipers Ln	0.41mi	3/2.0 (-1)	1,641 (-3%)	12mo	$233,900	$143	62
235 Aston Ln	0.42mi	3/2.0 (-1)	1,563 (-7%)	10mo	$214,000	$137	55
344 Madison Crossing Dr	0.75mi	3/2.0 (-1)	1,710 (+2%)	12mo	$219,500	$128	47
148 Orchard Ln	0.60mi	3/2.0 (-1)	1,514 (-10%)	7mo	$207,000	$137	45
337 Madison Xing	0.72mi	3/2.0 (-1)	1,452 (-14%)	8mo	$208,000	$143	32

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $31,984
• Equity at exit: $34,148

10-year hold

• IRR: 21.5%
• Equity multiple: 2.82×
• Total profit: $117,031
• Equity at exit: $19,802

Cash invested: $64,127 (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: 6.5×

Monthly cashflow live

• Estimated rent: $3,423 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$38
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $1,084

Break-even live

Break-even rent $2,052

Max offer price $229,024

Occupancy floor 63%

Sensitivity live

Price	-10% $1,242	-5% $1,163	+0% $1,084	+5% $1,005	+10% $925
Rent	-10% $813	-5% $948	+0% $1,084	+5% $1,219	+10% $1,354
Rate	-1.0pp $1,199	-0.5pp $1,142	base $1,084	+0.5pp $1,024	+1.0pp $964

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: $57,256
• Closing costs: $6,871
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	45d	1	0.37mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	14d	10	0.52mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	45d	1	1.10mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: gas

Listing history 3 events

1. 2026-04-28
   status Pending
2. 2026-01-26
   price $266,900
3. 2025-03-19
   listed $275,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $41,080
• − Mortgage interest: −$12,829
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$3,286
• − Management: −$3,286
• − HOA: −$456
• − Depreciation: −$6,663
• Taxable income: $9,979
• Est. tax owed @ 24.0%: −$2,395
• After-tax cash flow: $10,609/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
• City population: 27,799
• 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

-3.1% since first listed

3 events — show timeline

• 2026-04-28 Pending — SWLAR
• 2026-01-26 Price Changed $266,900 SWLAR
• 2025-03-19 Listed $275,500 SWLAR