Dalton IV G Plan · Sulphur, LA 70665

$232,990

3 bd · 2.0 ba · 1,629 sqft · SingleFamily · 941 Days on market

Good condition ↓ 4% since listing

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Dalton IV G by DSLD Homes offers an exceptional blend of comfort, style, and energy efficiency. With 1,629 square feet of living space and a total area of 2,194 square feet, this thoughtfully designed home features a highly functional open floor plan that seamlessly connects the living, dining, and kitchen areas. Ideal for families or those seeking extra space, this home includes three spacious bedrooms and two full bathrooms. The exterior of the home combines brick and siding to create a beautiful, low-maintenance façade that adds curb appeal and lasting durability. Inside, the master suite is designed to offer a serene retreat, with a double vanity, a relaxing garden tub, a separate master shower, and generous walk-in master closets. The heart of the home is the well-appointed kitchen, featuring recessed can lighting and a convenient walk-in pantry, making it both functional and stylish for everyday living and entertaining. Additional highlights of the Dalton IV G include a two-car garage for extra storage and convenience, as well as a covered rear patio - perfect for enjoying outdoor meals or relaxing after a long day. With its energy-efficient design, high-quality finishes, and thoughtful layout, the Dalton IV G offers an ideal living space that combines modern amenities with timeless appeal. Whether you're looking for more space, style, or savings, this home delivers it all.

Key facts

• 2 garage spots
• Listed 940 days

🏗️ New construction. The $232,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $242,705.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $233k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $233k).
• Recommended offer: $205k (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+, 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: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

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 $68k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 941 days — a 12% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,031 (12.0% below list)

Questions for the listing agent

1. It's been on market 941 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: 1.29% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.15%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $242,705
• List price: $232,990
• Delta: -4.00%
• 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
109 Briar Ct	0.07mi	3/2.0	1,642 (+1%)	7mo	$212,500	$129	90
248 Long Hill Dr Dr	0.12mi	3/2.0	1,698 (+4%)	7mo	$205,000	$121	81
277 Paisley Pkwy	0.38mi	3/2.0	1,616 (-1%)	2mo	$214,000	$132	80
305 Paisley Pkwy	0.42mi	3/2.0	1,618 (-1%)	4mo	$217,000	$134	76
148 Orchard Ln	0.26mi	3/2.0	1,514 (-7%)	7mo	$207,000	$137	71
235 Aston Ln	0.38mi	3/2.0	1,563 (-4%)	10mo	$214,000	$137	68
308 Paisley Pkwy	0.41mi	3/2.0	1,755 (+8%)	3mo	$233,000	$133	65
216 Pipers Ln	0.46mi	3/2.0	1,738 (+7%)	3mo	$240,000	$138	65
337 Madison Xing	0.30mi	3/2.0	1,452 (-11%)	8mo	$208,000	$143	61
329 Paisley Pkwy	0.46mi	3/2.0	1,826 (+12%)	2mo	$221,000	$121	56
213 Pipers Ln	0.43mi	4/2.0 (+1)	1,817 (+12%)	4mo	$248,000	$136	52
544 Patton St	0.64mi	3/2.0	1,400 (-14%)	1mo	$115,000	$82	46

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $11,772
• Equity at exit: $36,188

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $76,182
• Equity at exit: $20,985

Cash invested: $67,958 (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 70665

• Active inventory: 236
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,138 medium
• Mortgage (P&I): −$1,273
• Tax est. 1.5%: −$303 /mo · $3,641/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $802

Break-even live

Break-even rent $2,123

Max offer price $242,705

Occupancy floor 69%

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: $60,676
• Closing costs: $7,281
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	13d	10	0.29mi
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	43d	1	0.43mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	43d	1	1.42mi

Listing history 18 events

1. 2026-06-19
   days on market $232,990 Active 941 DOM
2. 2026-06-18
   days on market $232,990 Active 940 DOM
3. 2026-06-17
   days on market $232,990 Active 939 DOM
4. 2026-06-16
   days on market $232,990 Active 938 DOM
5. 2026-06-15
   days on market $232,990 Active 937 DOM
6. 2026-06-14
   days on market $232,990 Active 935 DOM
7. 2026-06-13
   days on market $232,990 Active 934 DOM
8. 2026-06-10
   days on market $232,990 Active 932 DOM
9. 2026-06-09
   days on market $232,990 Active 931 DOM
10. 2026-06-08
    days on market $232,990 Active 930 DOM
11. 2026-06-07
    days on market $232,990 Active 929 DOM
12. 2026-06-05
    days on market $232,990 Active 926 DOM
13. 2026-06-02
    days on market $232,990 Active 924 DOM
14. 2026-06-01
    days on market $232,990 Active 923 DOM
15. 2026-05-31
    days on market $232,990 Active 922 DOM
16. 2026-05-30
    pricedays on market $232,990 Active 921 DOM
17. 2026-03-17
    price $230,990 1413-char remark

    Show marketing remark (1413 chars)

    The Dalton IV G by DSLD Homes offers an exceptional blend of comfort, style, and energy efficiency. With 1,629 square feet of living space and a total area of 2,194 square feet, this thoughtfully designed home features a highly functional open floor plan that seamlessly connects the living, dining, and kitchen areas. Ideal for families or those seeking extra space, this home includes three spacious bedrooms and two full bathrooms. The exterior of the home combines brick and siding to create a beautiful, low-maintenance façade that adds curb appeal and lasting durability. Inside, the master suite is designed to offer a serene retreat, with a double vanity, a relaxing garden tub, a separate master shower, and generous walk-in master closets. The heart of the home is the well-appointed kitchen, featuring recessed can lighting and a convenient walk-in pantry, making it both functional and stylish for everyday living and entertaining. Additional highlights of the Dalton IV G include a two-car garage for extra storage and convenience, as well as a covered rear patio - perfect for enjoying outdoor meals or relaxing after a long day. With its energy-efficient design, high-quality finishes, and thoughtful layout, the Dalton IV G offers an ideal living space that combines modern amenities with timeless appeal. Whether you're looking for more space, style, or savings, this home delivers it all.

18. 2023-11-21
    listed $240,990 Active 1413-char remark

    Show marketing remark (1413 chars)

    The Dalton IV G by DSLD Homes offers an exceptional blend of comfort, style, and energy efficiency. With 1,629 square feet of living space and a total area of 2,194 square feet, this thoughtfully designed home features a highly functional open floor plan that seamlessly connects the living, dining, and kitchen areas. Ideal for families or those seeking extra space, this home includes three spacious bedrooms and two full bathrooms. The exterior of the home combines brick and siding to create a beautiful, low-maintenance façade that adds curb appeal and lasting durability. Inside, the master suite is designed to offer a serene retreat, with a double vanity, a relaxing garden tub, a separate master shower, and generous walk-in master closets. The heart of the home is the well-appointed kitchen, featuring recessed can lighting and a convenient walk-in pantry, making it both functional and stylish for everyday living and entertaining. Additional highlights of the Dalton IV G include a two-car garage for extra storage and convenience, as well as a covered rear patio - perfect for enjoying outdoor meals or relaxing after a long day. With its energy-efficient design, high-quality finishes, and thoughtful layout, the Dalton IV G offers an ideal living space that combines modern amenities with timeless appeal. Whether you're looking for more space, style, or savings, this home delivers it all.

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

Taxation est. · year 1

• Rental income: $37,654
• − Mortgage interest: −$13,595
• − Property taxes: −$3,641
• − Insurance: −$1,214
• − Repairs & maintenance: −$3,012
• − Management: −$3,012
• − Depreciation: −$7,061
• Taxable income: $6,119
• Est. tax owed @ 24.0%: −$1,469
• After-tax cash flow: $8,150/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 · 2 photos

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a well-maintained exterior and interior. It offers a good balance of comfort and style, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Kitchen and bathroom updates — Modernizes spaces and improves functionality.
• Both HVAC system upgrade — Improves comfort and energy efficiency, reducing utility costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Kitchen and bathroom updates — Modernizes spaces and improves functionality. ↑
• Both HVAC system upgrade — Improves comfort and energy efficiency, reducing utility costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 27,799
• Population (ZIP): 12,891

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 (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%

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

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

-4.1% since first listed

2 events — show timeline

• 2026-03-17 Price Changed $230,990 Zillow
• 2023-11-21 Listed $240,990 Zillow