131 N Aracobra St St N · Sulphur, LA 70663

$159,900

3 bd · 1.5 ba · 1,551 sqft · SingleFamily · 60 Days on market

Built 1965 0.58 ac lot $103/sqft · at area comps Est $161k · at est.

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.7/15.0
• 1% rule +5.8/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1.5-bath home that’s move-in ready and tucked away at the end of a quiet dead-end street! This well-maintained property features an updated kitchen, updated bathroom, and stylish vinyl plank flooring. The layout offers a comfortable flow, perfect for everyday living and entertaining. Set on a 0.58-acre lot, the home offers plenty of space both inside and out. Beautiful mature oak trees provide natural shade and curb appeal, adding to the home’s inviting feel. Step outside to a large, fully fenced backyard featuring a covered patio—perfect for relaxing or entertaining year-round—and a shed for additional storage. The property also includes a spacious 20X22 shop needing a little TLC, ideal for hobbies, projects, or extra workspace. What a great opportunity to own a nicely updated home with privacy, character, and plenty of outdoor living space!

Key facts

• Covered patio
• Updated kitchen
• Updated bathroom

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• VINYL PLANK FLOORING
• FULLY FENCED BACKYARD
• COVERED PATIO
• LARGE SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-36 ($-431/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (4.0% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $154k (4.0% below list) — sets the bar for cash-flow.

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: Rents rising fast (+7.7%/yr); 294 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 32% 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 $1k of loan paydown is wiped out by about $5k 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 60 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,554 (4.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (median comp): $160,706
• List price: $159,900
• Delta: -0.50%
• 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
620 Starlin Dr	0.09mi	3/2.0	1,453 (-6%)	10mo	$165,000	$114	75
214 Lightning St	0.23mi	3/2.0	1,581 (+2%)	11mo	$111,000	$70	75
1102 Bernadette Dr	0.28mi	3/2.0	1,479 (-5%)	8mo	$180,000	$122	71
205 Leland St	0.48mi	3/1.5	1,602 (+3%)	11mo	$150,000	$94	63
740 Starlin Dr	0.17mi	3/1.0	1,340 (-14%)	7mo	$155,000	$116	62
301 Mustang St	0.22mi	3/2.0	1,739 (+12%)	10mo	$126,000	$72	59
405 Leland St	0.61mi	3/2.0	1,436 (-7%)	2mo	$160,000	$111	55
1401 Maria Dr	0.47mi	3/1.5	1,387 (-11%)	7mo	$110,000	$79	54
1318 Melanie Dr	0.44mi	3/2.0	1,365 (-12%)	10mo	$170,000	$125	49
1409 Lourdes St St	0.64mi	3/1.5	1,382 (-11%)	5mo	$166,000	$120	48
544 Patton St	0.71mi	3/2.0	1,400 (-10%)	1mo	$115,000	$82	48
615 Leland St	0.74mi	2/2.0 (-1)	1,764 (+14%)	12mo	$138,500	$79	26

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: -11.4%
• Equity multiple: 0.56×
• Total profit: $-19,518
• Equity at exit: $23,842

10-year hold

• IRR: 4.7%
• Equity multiple: 1.43×
• Total profit: $19,180
• Equity at exit: $13,825

Cash invested: $44,772 (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: 294
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-36

Break-even live

Break-even rent $1,775

Max offer price $153,554

Occupancy floor 97%

Sensitivity live

Price	-10% $55	-5% $9	+0% $-36	+5% $-81	+10% $-126
Rent	-10% $-173	-5% $-104	+0% $-36	+5% $32	+10% $101
Rate	-1.0pp $45	-0.5pp $5	base $-36	+0.5pp $-77	+1.0pp $-120

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	45d	1	0.88mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	45d	1	1.20mi
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	23d	1	1.42mi

Listing history 14 events

1. 2026-06-09
   status $159,900 Pending 60 DOM
2. 2026-06-08
   days on market $159,900 Active 60 DOM
3. 2026-06-07
   days on market $159,900 Active 59 DOM
4. 2026-06-05
   days on market $159,900 Active 56 DOM
5. 2026-06-02
   days on market $159,900 Active 54 DOM
6. 2026-06-01
   days on market $159,900 Active 53 DOM
7. 2026-05-31
   days on market $159,900 Active 52 DOM
8. 2026-05-30
   days on market $159,900 Active 51 DOM
9. 2026-05-15
   price $159,900 898-char remark

   Show marketing remark (898 chars)

   Charming 3-bedroom, 1.5-bath home that’s move-in ready and tucked away at the end of a quiet dead-end street! This well-maintained property features an updated kitchen, updated bathroom, and stylish vinyl plank flooring. The layout offers a comfortable flow, perfect for everyday living and entertaining. Set on a 0.58-acre lot, the home offers plenty of space both inside and out. Beautiful mature oak trees provide natural shade and curb appeal, adding to the home’s inviting feel. Step outside to a large, fully fenced backyard featuring a covered patio—perfect for relaxing or entertaining year-round—and a shed for additional storage. The property also includes a spacious 20X22 shop needing a little TLC, ideal for hobbies, projects, or extra workspace. What a great opportunity to own a nicely updated home with privacy, character, and plenty of outdoor living space!

10. 2026-04-30
    price $165,000 898-char remark

    Show marketing remark (898 chars)

    Charming 3-bedroom, 1.5-bath home that’s move-in ready and tucked away at the end of a quiet dead-end street! This well-maintained property features an updated kitchen, updated bathroom, and stylish vinyl plank flooring. The layout offers a comfortable flow, perfect for everyday living and entertaining. Set on a 0.58-acre lot, the home offers plenty of space both inside and out. Beautiful mature oak trees provide natural shade and curb appeal, adding to the home’s inviting feel. Step outside to a large, fully fenced backyard featuring a covered patio—perfect for relaxing or entertaining year-round—and a shed for additional storage. The property also includes a spacious 20X22 shop needing a little TLC, ideal for hobbies, projects, or extra workspace. What a great opportunity to own a nicely updated home with privacy, character, and plenty of outdoor living space!

11. 2026-04-09
    listed $169,000 Active 898-char remark

    Show marketing remark (898 chars)

    Charming 3-bedroom, 1.5-bath home that’s move-in ready and tucked away at the end of a quiet dead-end street! This well-maintained property features an updated kitchen, updated bathroom, and stylish vinyl plank flooring. The layout offers a comfortable flow, perfect for everyday living and entertaining. Set on a 0.58-acre lot, the home offers plenty of space both inside and out. Beautiful mature oak trees provide natural shade and curb appeal, adding to the home’s inviting feel. Step outside to a large, fully fenced backyard featuring a covered patio—perfect for relaxing or entertaining year-round—and a shed for additional storage. The property also includes a spacious 20X22 shop needing a little TLC, ideal for hobbies, projects, or extra workspace. What a great opportunity to own a nicely updated home with privacy, character, and plenty of outdoor living space!

12. 2023-02-17
    soldstatus 144-char remark

    Show marketing remark (144 chars)

    3 bedroom 1 1/2 bath located on a beautiful mature tree double lot in Sulphur. Updated kitchen and new flooring throughout the main living area.

13. 2023-02-17
    listed $125,000 144-char remark

    Show marketing remark (144 chars)

    3 bedroom 1 1/2 bath located on a beautiful mature tree double lot in Sulphur. Updated kitchen and new flooring throughout the main living area.

14. 2023-02-17
    soldstatus $125,000

    Show marketing remark (144 chars)

    3 bedroom 1 1/2 bath located on a beautiful mature tree double lot in Sulphur. Updated kitchen and new flooring throughout the main living area.

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $879 · $73/mo
• Expected delta: +$32/yr (+$3/mo · 3.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $20,756
• − Mortgage interest: −$8,957
• − Property taxes: −$848
• − Insurance: −$5,918
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$4,652
• Taxable loss: −$2,939
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $274/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

+27.9% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $159,900 SWLAR
• 2026-04-30 Price Changed $165,000 SWLAR
• 2026-04-09 Listed $169,000 SWLAR
• 2023-02-17 Sold (Public Records) $125,000 Public Records
• 2023-02-17 Listed $125,000 SWLAR
• 2023-02-17 Sold (MLS) — SWLAR

Property tax history

-0.5%/yr

Latest (2025): $848 · +0.8% YoY. Source: county tax records.