2107 Division Rd · Sulphur, LA 70663

$172,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily · 18 Days on market

Built 1981 5,227 sqft lot Est $170k · at est.

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +6.9/15.0
• 1% rule +6.8/10.0
• 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

This charming, well maintained 3 bed 2 bath home has a new roof, updated kitchen, fresh paint, some new flooring, and stainless appliances. The bedrooms are spacious with walk-in closets, and there is a pantry/storage under the stairs. The property is located down the road from shopping, parks, and churches and it will qualify for 100% financing. All measurements are more or less and is in flood zone X.

Key facts

• Primary suite
• Soaring ceilings
• Natural light

Tags

• SOARING CEILINGS
• NATURAL LIGHT
• AMPLE CABINET SPACE
• AMPLE COUNTERTOP SPACE
• PRIMARY SUITE
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: House; Two-story
• Exterior features: Back yard; City lot

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $169k (1.5% 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: Rents rising fast (+7.7%/yr); 291 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 38% 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.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $169,420 (1.5% 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. 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.
5. 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.
6. 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: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $169,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2219 Roxton St	0.28mi	3/2.0	1,328 (-3%)	4mo	$169,900	$128	78
2115 N Rose Park Ave N	0.39mi	3/2.0	1,324 (-3%)	5mo	$63,000	$48	73
1525 Anita St	0.37mi	3/2.0	1,389 (+2%)	12mo	$179,000	$129	70
2227 Division Rd	0.17mi	3/2.0	1,318 (-4%)	19mo	$135,600	$103	70
1530 Shasta St	0.50mi	3/2.0	1,370 (+0%)	12mo	$162,000	$118	67
2216 Saint Francis St	0.31mi	3/2.0	1,376 (+1%)	22mo	$195,000	$142	66
2229 Estelle Dr Dr	0.47mi	4/1.0 (+1)	1,329 (-3%)	3mo	$125,000	$94	62
2404 Roxton St	0.37mi	3/2.0	1,250 (-9%)	12mo	$175,000	$140	58
2613 Mary Ann Dr Dr	0.71mi	3/1.5	1,316 (-4%)	4mo	$165,000	$125	55
2544 Saint Joseph St	0.69mi	3/2.0	1,452 (+6%)	14mo	$179,900	$124	46
2340 Acadienne St	0.40mi	3/2.0	1,558 (+14%)	17mo	$170,000	$109	44
1030 Gulf Ln	0.71mi	3/2.0	1,279 (-6%)	15mo	$148,500	$116	44

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: 8.8%
• Equity multiple: 1.36×
• Total profit: $17,501
• Equity at exit: $25,646

10-year hold

• IRR: 21.4%
• Equity multiple: 3.19×
• Total profit: $105,568
• Equity at exit: $14,871

Cash invested: $48,160 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,027 medium
• Mortgage (P&I): −$902
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $557

Break-even live

Break-even rent $1,321

Max offer price $172,000

Occupancy floor 68%

Sensitivity live

Price	-10% $655	-5% $606	+0% $557	+5% $509	+10% $460
Rent	-10% $397	-5% $477	+0% $557	+5% $637	+10% $718
Rate	-1.0pp $644	-0.5pp $601	base $557	+0.5pp $513	+1.0pp $468

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	44d	1	0.20mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	44d	1	0.37mi
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	21d	1	1.14mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.17mi

Listing history 14 events

1. 2026-06-19
   days on market $172,000 Active 18 DOM
2. 2026-06-18
   days on market $172,000 Active 17 DOM
3. 2026-06-17
   days on market $172,000 Active 16 DOM
4. 2026-06-16
   days on market $172,000 Active 15 DOM
5. 2026-06-15
   days on market $172,000 Active 14 DOM
6. 2026-06-14
   days on market $172,000 Active 12 DOM
7. 2026-06-13
   days on market $172,000 Active 11 DOM
8. 2026-06-10
   days on market $172,000 Active 9 DOM
9. 2026-06-09
   days on market $172,000 Active 8 DOM
10. 2026-06-08
    days on market $172,000 Active 7 DOM
11. 2026-06-07
    days on market $172,000 Active 6 DOM
12. 2026-06-05
    days on market $172,000 Active 3 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $172,000 Active 1 DOM

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: +$105/yr (+$9/mo · 12.5%)

ⓘ 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 (shaded) · 41% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $24,322
• − Mortgage interest: −$9,635
• − Property taxes: −$841
• − Insurance: −$860
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$5,004
• Taxable income: $4,091
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $5,707/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

+8.9% since first listed

4 events — show timeline

• 2026-06-01 Listed $172,000 SWLAR
• 2022-02-11 Sold (Public Records) $165,000 Public Records
• 2022-02-11 Sold (MLS) — SWLAR
• 2021-11-12 Listed $158,000 SWLAR

Property tax history

-0.6%/yr

Latest (2025): $841 · +0.8% YoY. Source: county tax records.