Denton Plan · Sulphur, LA 70665

$229,500

3 bd · 2.0 ba · 1,616 sqft · SingleFamily · 1011 Days on market

Excellent condition

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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
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the Denton, a new home floor plan at Mimosa Park in Sulphur, Louisiana. The Denton is our highly sought after 3-bedroom, 2-bathroom home with 2 car garage- designed with space and affordability in mind. Upon entrance into the Denton, you will be greeted with 1,616 square feet of comfortable living. Inside you will notice hard surface flooring throughout the main areas, tile flooring in the wet areas, and carpet in the bedrooms. The open concept kitchen has a center island that is perfect for serving kids or guests, granite countertops, painted cabinetry, walk-in pantry, and the stainless-steel appliances that include gas range, micro hood, and dishwasher. Located right next to the dining area, this makes serving meals or hosting any occasion a breeze. The primary bedroom has an ensuite bathroom that features a granite vanity, private commode, and a large walk-in closet. Additionally, the other 2 bedrooms are conveniently located on the other side of the home near the guest full bathroom, linen closet, laundry room and garage access. The charming brick exterior of the Denton is one of a kind, being the only plan with a brick column entry way, it is sure to catch your eye. Enjoy relaxation or entertainment in the evenings from your covered back patio while admiring your fully sodded yard and lovely landscape. Find both security and control from your fingertips with our Smart Home Technology Package.

Key facts

• 2 garage spots
• Listed 1010 days

🏗️ New construction. The $229,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $240,094.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 8.5% 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: 261 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• At $3,606/mo this rent would consume 49% of the median local household income ($88k/yr) (locally 37% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 $67k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1011 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $201,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 1011 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.24%
• DSCR: 1.94
• GRM: 5.5

CMA / ARV

• ARV (median comp): $240,094
• List price: $229,500
• Delta: -4.41%
• 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
305 Paisley Pkwy	0.15mi	3/2.0	1,618 (+0%)	6mo	$217,000	$134	88
277 Paisley Pkwy	0.21mi	3/2.0	1,616 (0%)	3mo	$214,000	$132	87
303 Oak Hampton Dr	0.16mi	3/2.0	1,508 (-7%)	1mo	$210,000	$139	80
235 Aston Ln	0.20mi	3/2.0	1,563 (-3%)	11mo	$214,000	$137	76
308 Paisley Pkwy	0.17mi	3/2.0	1,755 (+9%)	4mo	$233,000	$133	74
216 Pipers Ln	0.22mi	3/2.0	1,738 (+8%)	4mo	$240,000	$138	74
329 Paisley Pkwy	0.13mi	3/2.0	1,826 (+13%)	4mo	$221,000	$121	69
148 Orchard Ln	0.38mi	3/2.0	1,514 (-6%)	8mo	$207,000	$137	65
109 Briar Ct	0.64mi	3/2.0	1,642 (+2%)	8mo	$212,500	$129	60
213 Pipers Ln	0.21mi	4/2.0 (+1)	1,817 (+12%)	6mo	$248,000	$136	60
248 Long Hill Dr Dr	0.54mi	3/2.0	1,698 (+5%)	9mo	$205,000	$121	59
337 Madison Xing	0.51mi	3/2.0	1,452 (-10%)	9mo	$208,000	$143	52

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: 13.7%
• Equity multiple: 1.55×
• Total profit: $36,920
• Equity at exit: $35,799

10-year hold

• IRR: 22.6%
• Equity multiple: 2.93×
• Total profit: $129,937
• Equity at exit: $20,759

Cash invested: $67,226 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 48 active · 27 under contract
• Months of supply: 32.0 mo (3%/mo absorbed)
• Median asking: $242,500 ($153/sqft)
• Median days on market: 157 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -3.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70665

• Active inventory: 261
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,606 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,601/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $1,190

Break-even live

Break-even rent $2,100

Max offer price $240,094

Occupancy floor 62%

Sensitivity live

Price	-10% $1,356	-5% $1,273	+0% $1,190	+5% $1,107	+10% $1,024
Rent	-10% $905	-5% $1,047	+0% $1,190	+5% $1,332	+10% $1,475
Rate	-1.0pp $1,311	-0.5pp $1,251	base $1,190	+0.5pp $1,127	+1.0pp $1,064

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: $60,023
• Closing costs: $7,203
• Club membership (one-time): —
• 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	93d	1	0.15mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	62d	10	0.26mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	93d	1	1.07mi

Listing history 50 events

1. 2026-08-08
   days on market $229,500 Active 1011 DOM
2. 2026-08-07
   days on market $229,500 Active 1010 DOM
3. 2026-08-06
   days on market $229,500 Active 1009 DOM
4. 2026-08-05
   days on market $229,500 Active 1008 DOM
5. 2026-08-04
   days on market $229,500 Active 1007 DOM
6. 2026-08-03
   days on market $229,500 Active 1006 DOM
7. 2026-07-31
   days on market $229,500 Active 1003 DOM
8. 2026-07-29
   days on market $229,500 Active 1001 DOM
9. 2026-07-27
   days on market $229,500 Active 999 DOM
10. 2026-07-25
    days on market $229,500 Active 997 DOM
11. 2026-07-23
    days on market $229,500 Active 995 DOM
12. 2026-07-22
    days on market $229,500 Active 994 DOM
13. 2026-07-21
    days on market $229,500 Active 993 DOM
14. 2026-07-18
    days on market $229,500 Active 990 DOM
15. 2026-07-16
    days on market $229,500 Active 988 DOM
16. 2026-07-16
    days on market $229,500 Active 987 DOM
17. 2026-07-14
    days on market $229,500 Active 986 DOM
18. 2026-07-13
    days on market $229,500 Active 985 DOM
19. 2026-07-12
    days on market $229,500 Active 984 DOM
20. 2026-07-11
    days on market $229,500 Active 983 DOM
21. 2026-07-10
    days on market $229,500 Active 982 DOM
22. 2026-07-09
    days on market $229,500 Active 981 DOM
23. 2026-07-08
    days on market $229,500 Active 980 DOM
24. 2026-07-07
    days on market $229,500 Active 979 DOM
25. 2026-07-06
    days on market $229,500 Active 978 DOM
26. 2026-07-05
    days on market $229,500 Active 977 DOM
27. 2026-07-04
    days on market $229,500 Active 976 DOM
28. 2026-07-03
    days on market $229,500 Active 975 DOM
29. 2026-07-03
    days on market $229,500 Active 974 DOM
30. 2026-07-01
    days on market $229,500 Active 973 DOM
31. 2026-06-30
    days on market $229,500 Active 972 DOM
32. 2026-06-29
    days on market $229,500 Active 971 DOM
33. 2026-06-28
    days on market $229,500 Active 970 DOM
34. 2026-06-28
    days on market $229,500 Active 969 DOM
35. 2026-06-27
    days on market $229,500 Active 968 DOM
36. 2026-06-25
    days on market $229,500 Active 966 DOM
37. 2026-06-23
    days on market $229,500 Active 964 DOM
38. 2026-06-21
    days on market $229,500 Active 963 DOM
39. 2026-06-19
    days on market $229,500 Active 961 DOM
40. 2026-06-18
    days on market $229,500 Active 960 DOM
41. 2026-06-17
    days on market $229,500 Active 959 DOM
42. 2026-06-16
    days on market $229,500 Active 958 DOM
43. 2026-06-15
    days on market $229,500 Active 957 DOM
44. 2026-06-14
    days on market $229,500 Active 955 DOM
45. 2026-06-13
    days on market $229,500 Active 954 DOM
46. 2026-06-10
    days on market $229,500 Active 952 DOM
47. 2026-06-09
    days on market $229,500 Active 951 DOM
48. 2026-06-08
    days on market $229,500 Active 950 DOM
49. 2026-06-07
    days on market $229,500 Active 949 DOM
50. 2026-06-05
    days on market $229,500 Active 946 DOM

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 23% 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: $43,275
• − Mortgage interest: −$13,449
• − Property taxes: −$3,601
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,462
• − Management: −$3,462
• − Depreciation: −$6,985
• Taxable income: $11,115
• Est. tax owed @ 24.0%: −$2,668
• After-tax cash flow: $11,608/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It's move-in ready and would benefit from some exterior painting and landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping front yard — Improves curb appeal and enhances property value ↑
• Both Add a small outdoor seating area — Increases functionality and appeal ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary W. T. Henning Elementary School F LA #307/646 Nat'l #24,950/41,679 Middle W. W. Lewis Middle School F LA #62/218 Nat'l #5,872/14,009 High Sulphur High School F LA #58/265 Nat'l #6,890/17,239

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

B Composite livability gradescore 71/100

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 · 212,179 people
• City population: 27,799
• Metro: Lake Charles, LA
• Population (ZIP): 12,891
• Household income: $88,328
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 37% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2023-11-01 Listed $229,500 Zillow