751 E Carlton St E · Sulphur, LA 70663

$70,000

3 bd · 1.0 ba · 1,885 sqft · SingleFamily · 13 Days on market

Built 1954 0.49 ac lot $37/sqft · 64% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

* * Motivated Seller * * Cute home in north Sulphur that started its life as a home at the Sulphur Mines before being moved to its current location. This home features 3 bedrooms and currently one bathroom but there is plenty of space to add a 2nd bath in the very large master suite. Laundry connections are also indoors just off the kitchen unlike some older homes. There is a lot of potential for this home and can be a great first home or a great investment opportunity for someone looking to add to their rental portfolio in a nice section of Sulphur but still near everything including the industries. Beautiful oak tree in the front yard provides some shade in the summer and a mature peca

Key facts

• Metal roof
• Large master suite
• Backyard fenced

Tags

• LARGE MASTER SUITE
• INDOOR LAUNDRY CONNECTIONS
• BACKYARD FENCED
• TWO SHEDS
• METAL ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Phone available; Water connected; Sewer connected
• Home design: Single-story house; Residential single-family property; No common-interest (not part of an HOA); Located in the Miller I Add subdivision
• Exterior features: Back yard; Front yard; City lot; Rectangular lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall furnace; Ceiling fans; Wall/window air conditioning units
• Interior features: Ceiling fan(s); No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 20.8% 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: Leblanc Middle School (math 23% / reading 45%, grade F, #95 of 218 statewide, top 45%, 399 students, 62% FRL); Sulphur High School (math 36% / reading 53%, grade F, #58 of 265 statewide, top 23%, 2,043 students, 47% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 291 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 30% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.32% ✓
• Cap rate: 20.75%
• Cash-on-cash: 51.65%
• DSCR: 3.30
• GRM: 3.6

CMA / ARV

• ARV (median comp): $192,001
• List price: $70,000
• Delta: -63.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2210 Alexa Ln	0.35mi	4/2.0 (+1)	1,920 (+2%)	13mo	$264,000	$138	61
1226 Adam Ln	0.41mi	4/2.0 (+1)	1,977 (+5%)	6mo	$304,000	$154	59
735 Urban St	0.46mi	4/1.5 (+1)	1,998 (+6%)	4mo	$184,000	$92	58
2218 Alexa Ln	0.39mi	3/2.0	1,987 (+5%)	24mo	$268,000	$135	49
409 W Lyons St W	0.66mi	3/2.0	1,940 (+3%)	16mo	$72,000	$37	47

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: 54.6%
• Equity multiple: 3.57×
• Total profit: $50,333
• Equity at exit: $10,437

10-year hold

• IRR: 61.4%
• Equity multiple: 8.60×
• Total profit: $148,925
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $844

Break-even live

Break-even rent $556

Max offer price $70,000

Occupancy floor 43%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	43d	1	0.47mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	13d	1	1.29mi
708 Alabama St Sulphur, LA	4.0	2.5	2335	$2,800	$1.20	21d	1	1.42mi

Listing history 1 events

1. 2026-05-08
   listed $70,000 Active 1031-char remark

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $514 · $43/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $19,483
• − Mortgage interest: −$3,921
• − Property taxes: −$514
• − Insurance: −$350
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$2,036
• Taxable income: $9,544
• Est. tax owed @ 24.0%: −$2,291
• After-tax cash flow: $7,832/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

3 events — show timeline

• 2026-06-03 Sold (MLS) — SWLAR
• 2026-05-21 Pending — SWLAR
• 2026-05-08 Listed $70,000 SWLAR

Property tax history

-0.6%/yr

Latest (2025): $514 · +0.7% YoY. Source: county tax records.