551 N Crocker St N · Sulphur, LA 70663

$125,900

3 bd · 2.0 ba · 1,425 sqft · SingleFamily · 130 Days on market

Built 1954 0.26 ac lot $88/sqft · at area comps Est $125k · 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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.3/15.0
• 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

You will love this precious 1954 home that's been updated, but has not lost its charm. With original wood floors that are gorgeous, the extra large living area is really special. The tongue and groove walls and wood ceilings add to the charm. This 3 bedroom home features one bedroom that is actually a studio with a bath included in it. This area could be used for extended use, especially with the entrance from the back door. This area could be private from the rest of the house. The outside shop, two car garage, two car carport, all bring extra value to this property. With a new roof put on in 2023, a new hot water heater, and all the plumbing under the home replaced recently, this is a great home. It is built very sturdy with a great foundation and thick, solid walls. The home has a special outdoor electrical hookup for your generator to run the entire house. Schedule your showing today!

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $111k (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+, 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: Cypress Cove Elementary School (math 42% / reading 60%, grade C-, #120 of 646 statewide, top 19%, 512 students, 61% FRL); 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 56% 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 at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $870 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $126k implies a 425% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $110,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.18% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.59%
• DSCR: 1.65
• GRM: 7.1

CMA / ARV

• ARV (median comp): $125,308
• List price: $125,900
• Delta: 0.47%
• 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
106 W Carlton St W	0.28mi	3/2.0	1,446 (+2%)	11mo	$165,000	$114	75
615 W Burton St St	0.13mi	3/1.0	1,315 (-8%)	5mo	$109,999	$84	73
310 Pitre St	0.58mi	3/2.0	1,432 (+0%)	4mo	$152,500	$106	69
728 W Lyons St W	0.27mi	3/1.0	1,305 (-8%)	2mo	$73,000	$56	68
803 Brady St	0.44mi	3/2.0	1,376 (-3%)	11mo	$129,900	$94	64
821 N Claiborne St N	0.44mi	3/2.0	1,540 (+8%)	11mo	$140,000	$91	57
760 W Phillips St W	0.65mi	3/2.0	1,366 (-4%)	9mo	$157,000	$115	55
855 E Lyons St	0.70mi	3/2.0	1,518 (+6%)	3mo	$115,000	$76	54
515 W Elizabeth St W	0.54mi	3/2.0	1,560 (+10%)	7mo	$152,500	$98	53
711 Roberta Dr	0.56mi	3/1.5	1,333 (-6%)	9mo	$140,000	$105	53
718 E Lyons St E	0.60mi	3/1.0	1,300 (-9%)	14mo	$129,900	$100	42
310 Cherry St	0.67mi	3/2.0	1,211 (-15%)	11mo	$170,000	$140	34

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: 9.7%
• Equity multiple: 1.40×
• Total profit: $14,118
• Equity at exit: $18,772

10-year hold

• IRR: 22.1%
• Equity multiple: 3.27×
• Total profit: $80,101
• Equity at exit: $10,886

Cash invested: $35,252 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$660
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $429

Break-even live

Break-even rent $943

Max offer price $125,900

Occupancy floor 66%

Sensitivity live

Price	-10% $500	-5% $464	+0% $429	+5% $393	+10% $357
Rent	-10% $311	-5% $370	+0% $429	+5% $487	+10% $546
Rate	-1.0pp $492	-0.5pp $461	base $429	+0.5pp $396	+1.0pp $363

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 N Claiborne St Unit 1 Sulphur, LA	3.0	2.0	1200	$925	$0.77	15d	1	0.34mi
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	15d	1	0.54mi
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	45d	1	1.07mi

Listing history 20 events

1. 2026-06-21
   days on market $125,900 Active 130 DOM
2. 2026-06-19
   days on market $125,900 Active 128 DOM
3. 2026-06-18
   days on market $125,900 Active 127 DOM
4. 2026-06-17
   days on market $125,900 Active 126 DOM
5. 2026-06-16
   days on market $125,900 Active 125 DOM
6. 2026-06-15
   days on market $125,900 Active 124 DOM
7. 2026-06-14
   days on market $125,900 Active 122 DOM
8. 2026-06-13
   days on market $125,900 Active 121 DOM
9. 2026-06-10
   days on market $125,900 Active 119 DOM
10. 2026-06-09
    days on market $125,900 Active 118 DOM
11. 2026-06-08
    days on market $125,900 Active 117 DOM
12. 2026-06-07
    days on market $125,900 Active 116 DOM
13. 2026-06-05
    days on market $125,900 Active 113 DOM
14. 2026-06-02
    days on market $125,900 Active 111 DOM
15. 2026-06-01
    days on market $125,900 Active 110 DOM
16. 2026-05-31
    days on market $125,900 Active 109 DOM
17. 2026-05-30
    days on market $125,900 Active 108 DOM
18. 2026-03-27
    price $126,000 901-char remark

    Show marketing remark (901 chars)

    You will love this precious 1954 home that's been updated, but has not lost its charm. With original wood floors that are gorgeous, the extra large living area is really special. The tongue and groove walls and wood ceilings add to the charm. This 3 bedroom home features one bedroom that is actually a studio with a bath included in it. This area could be used for extended use, especially with the entrance from the back door. This area could be private from the rest of the house. The outside shop, two car garage, two car carport, all bring extra value to this property. With a new roof put on in 2023, a new hot water heater, and all the plumbing under the home replaced recently, this is a great home. It is built very sturdy with a great foundation and thick, solid walls. The home has a special outdoor electrical hookup for your generator to run the entire house. Schedule your showing today!

19. 2026-02-12
    listed $129,900 Active 901-char remark

    Show marketing remark (901 chars)

    You will love this precious 1954 home that's been updated, but has not lost its charm. With original wood floors that are gorgeous, the extra large living area is really special. The tongue and groove walls and wood ceilings add to the charm. This 3 bedroom home features one bedroom that is actually a studio with a bath included in it. This area could be used for extended use, especially with the entrance from the back door. This area could be private from the rest of the house. The outside shop, two car garage, two car carport, all bring extra value to this property. With a new roof put on in 2023, a new hot water heater, and all the plumbing under the home replaced recently, this is a great home. It is built very sturdy with a great foundation and thick, solid walls. The home has a special outdoor electrical hookup for your generator to run the entire house. Schedule your showing today!

20. 1996-05-29
    soldstatus $24,000

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $692 · $58/mo
• Expected delta: +$301/yr (+$25/mo · 77.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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: $17,831
• − Mortgage interest: −$7,052
• − Property taxes: −$391
• − Insurance: −$630
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$3,663
• Taxable income: $3,242
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $4,365/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

+425.0% since first listed

3 events — show timeline

• 2026-03-27 Price Changed $126,000 SWLAR
• 2026-02-12 Listed $129,900 SWLAR
• 1996-05-29 Sold (Public Records) $24,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $391 · +0.8% YoY. Source: county tax records.