272 Hines Dr · Sulphur, LA 70665

$254,900

3 bd · 2.0 ba · 1,615 sqft · SingleFamily · 296 Days on market

Built 2025 Excellent condition 6,098 sqft lot $158/sqft · at area comps Est $256k · at est. $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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.7/15.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Receive up to $10,000 in incentives and a FREE refrigerator and FREE blinds on this MOVE-IN READY new construction home! Luxury, style, and smart design come together in the Nadia Heritage I by Manuel Builders, a beautifully crafted 3 bedroom, 2 bathroom home located in Sulphur's newest community - The Cedars. Perfect for the quality-driven buyer, this home delivers the elegance of new construction with thoughtful finishes throughout. Step inside to find luxury vinyl plank flooring, New Orleans-style crown molding, and custom soft-close cabinetry with striking champagne bronze hardware. The 2-car garage includes a solid insulated metal door and a myQ smart motor for added comfort and security. The kitchen is both stylish and functional, featuring stainless steel appliances, a freestanding gas range, dishwasher, Shadow Storm 3cm granite countertops, champagne bronze lighting fixtures, and a microwave/hood combo that vents to the outside. Ceiling fans are installed in all bedrooms and the main living space for year-round comfort. The primary suite is a true retreat with a soaker tub, separate shower, and a large walk-in closet complete with built-in storage. On the exterior, architectural high-definition shingles, up to 10 pallets of sod, and lush landscaping that enhances curb appeal. The home is equipped with a tankless hot water heater and gas appliances for added energy efficiency. Conveniently located just minutes from I-10, Rouses Market, and favorites like Cajun. ..

Key facts

• Myq smart motor
• 6,098 sq ft lot
• 2 garage spots

Tags

• LUXURY VINYL PLANK FLOORING
• CUSTOM SOFT-CLOSE CABINETRY
• CHAMPAGNE BRONZE HARDWARE
• SOLID INSULATED METAL DOOR
• MYQ SMART MOTOR
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.

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+, schools 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.
• Market conditions: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $224,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 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: 1.33% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.62%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (median comp): $256,120
• List price: $254,900
• Delta: -0.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
277 Paisley Pkwy	0.40mi	3/2.0	1,616 (+0%)	2mo	$214,000	$132	80
305 Paisley Pkwy	0.36mi	3/2.0	1,618 (+0%)	4mo	$217,000	$134	79
224 Pipers Ln	0.41mi	3/2.0	1,641 (+2%)	12mo	$233,900	$143	68
235 Aston Ln	0.42mi	3/2.0	1,563 (-3%)	10mo	$214,000	$137	67
308 Paisley Pkwy	0.39mi	3/2.0	1,755 (+9%)	3mo	$233,000	$133	65
216 Pipers Ln	0.43mi	3/2.0	1,738 (+8%)	3mo	$240,000	$138	65
329 Paisley Pkwy	0.35mi	3/2.0	1,826 (+13%)	2mo	$221,000	$121	60
148 Orchard Ln	0.60mi	3/2.0	1,514 (-6%)	7mo	$207,000	$137	56
309 Sawyer Dr	0.32mi	4/2.0 (+1)	1,786 (+11%)	11mo	$239,500	$134	53
213 Pipers Ln	0.43mi	4/2.0 (+1)	1,817 (+12%)	4mo	$248,000	$136	51
344 Madison Crossing Dr	0.75mi	3/2.0	1,710 (+6%)	12mo	$219,500	$128	45
337 Madison Xing	0.72mi	3/2.0	1,452 (-10%)	8mo	$208,000	$143	43

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $14,155
• Equity at exit: $38,006

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $83,945
• Equity at exit: $22,039

Cash invested: $71,372 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,379 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,824/yr
• Insurance: −$106
• HOA: −$38
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $870

Break-even live

Break-even rent $2,278

Max offer price $254,900

Occupancy floor 69%

Sensitivity live

Price	-10% $1,046	-5% $958	+0% $870	+5% $782	+10% $693
Rent	-10% $603	-5% $736	+0% $870	+5% $1,003	+10% $1,137
Rate	-1.0pp $998	-0.5pp $934	base $870	+0.5pp $804	+1.0pp $736

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: $63,725
• Closing costs: $7,647
• 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	44d	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	44d	1	1.10mi

HOA detail

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

Listing history 3 events

1. 2026-03-17
   listed $254,900 Active 1497-char remark

   Show marketing remark (1497 chars)

   * Receive up to $10,000 in incentives and a FREE refrigerator and FREE blinds on this MOVE-IN READY new construction home! Luxury, style, and smart design come together in the Nadia Heritage I by Manuel Builders, a beautifully crafted 3 bedroom, 2 bathroom home located in Sulphur's newest community - The Cedars. Perfect for the quality-driven buyer, this home delivers the elegance of new construction with thoughtful finishes throughout. Step inside to find luxury vinyl plank flooring, New Orleans-style crown molding, and custom soft-close cabinetry with striking champagne bronze hardware. The 2-car garage includes a solid insulated metal door and a myQ smart motor for added comfort and security. The kitchen is both stylish and functional, featuring stainless steel appliances, a freestanding gas range, dishwasher, Shadow Storm 3cm granite countertops, champagne bronze lighting fixtures, and a microwave/hood combo that vents to the outside. Ceiling fans are installed in all bedrooms and the main living space for year-round comfort. The primary suite is a true retreat with a soaker tub, separate shower, and a large walk-in closet complete with built-in storage. On the exterior, architectural high-definition shingles, up to 10 pallets of sod, and lush landscaping that enhances curb appeal. The home is equipped with a tankless hot water heater and gas appliances for added energy efficiency. Conveniently located just minutes from I-10, Rouses Market, and favorites like Cajun. ..

2. 2026-01-26
   price $254,900 1708-char remark

   Show marketing remark (1708 chars)

   * Receive up to $10,000 in incentives and a FREE refrigerator and FREE blinds on this MOVE-IN READY new construction home! The Nadia Heritage Luxury, style, and smart design come together in the Nadia Heritage I by Manuel Builders, a beautifully crafted 3 bedroom, 2 bathroom home located in Sulphur's newest community - The Cedars. Perfect for the quality-driven buyer, this home delivers the elegance of new construction with thoughtful finishes throughout. Step inside to find luxury vinyl plank flooring, New Orleans-style crown molding, and custom soft-close cabinetry with striking champagne bronze hardware. The 2-car garage includes a solid insulated metal door and a myQ smart motor for added comfort and security. The kitchen is both stylish and functional, featuring stainless steel appliances, a freestanding gas range, dishwasher, Shadow Storm 3cm granite countertops, champagne bronze lighting fixtures, and a microwave/hood combo that vents to the outside. Ceiling fans are installed in all bedrooms and the main living space for year-round comfort. The primary suite is a true retreat with a soaker tub, separate shower, and a large walk-in closet complete with built-in storage. On the exterior, architectural high-definition shingles, up to 10 pallets of sod, and lush landscaping that enhances curb appeal. The home is equipped with a tankless hot water heater and gas appliances for added energy efficiency. Conveniently located just minutes from I-10, Rouses Market, and favorites like Cajun Charlie's, Joe's Pizza & Pasta, Paradise Grill, and SPAR Water Park, this home offers easy access to the best of Sulphur living. Don't miss your chance to own in this vibrant new community.

3. 2025-03-30
   listed $263,500 Active 1708-char remark

   Show marketing remark (1708 chars)

   * Receive up to $10,000 in incentives and a FREE refrigerator and FREE blinds on this MOVE-IN READY new construction home! The Nadia Heritage Luxury, style, and smart design come together in the Nadia Heritage I by Manuel Builders, a beautifully crafted 3 bedroom, 2 bathroom home located in Sulphur's newest community - The Cedars. Perfect for the quality-driven buyer, this home delivers the elegance of new construction with thoughtful finishes throughout. Step inside to find luxury vinyl plank flooring, New Orleans-style crown molding, and custom soft-close cabinetry with striking champagne bronze hardware. The 2-car garage includes a solid insulated metal door and a myQ smart motor for added comfort and security. The kitchen is both stylish and functional, featuring stainless steel appliances, a freestanding gas range, dishwasher, Shadow Storm 3cm granite countertops, champagne bronze lighting fixtures, and a microwave/hood combo that vents to the outside. Ceiling fans are installed in all bedrooms and the main living space for year-round comfort. The primary suite is a true retreat with a soaker tub, separate shower, and a large walk-in closet complete with built-in storage. On the exterior, architectural high-definition shingles, up to 10 pallets of sod, and lush landscaping that enhances curb appeal. The home is equipped with a tankless hot water heater and gas appliances for added energy efficiency. Conveniently located just minutes from I-10, Rouses Market, and favorites like Cajun Charlie's, Joe's Pizza & Pasta, Paradise Grill, and SPAR Water Park, this home offers easy access to the best of Sulphur living. Don't miss your chance to own in this vibrant new community.

ⓘ 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: $40,544
• − Mortgage interest: −$14,278
• − Property taxes: −$3,824
• − Insurance: −$1,274
• − Repairs & maintenance: −$3,244
• − Management: −$3,244
• − HOA: −$456
• − Depreciation: −$7,415
• Taxable income: $6,809
• Est. tax owed @ 24.0%: −$1,634
• After-tax cash flow: $8,801/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.

Condition & rehab AI · 2 photos

Excellent 95/100 None rehab

This move-in-ready new construction home is in excellent condition with modern finishes and new construction features, making it an attractive investment.

Value-add opportunities

• Both Landscaping improvements — Enhanced curb appeal and increased property value
• Resale Interior paint touch-ups — Fresh paint can make a home more appealing to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhanced curb appeal and increased property value ↑
• Resale Interior paint touch-ups — Fresh paint can make a home more appealing to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• 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

-3.3% since first listed

3 events — show timeline

• 2026-03-17 Listed $254,900 Zillow
• 2026-01-26 Price Changed $254,900 SWLAR
• 2025-03-30 Listed $263,500 SWLAR