1516 Anita St · Sulphur, LA 70663

$185,000

3 bd · 1.5 ba · 1,668 sqft · SingleFamily · 111 Days on market

Built 1984 0.26 ac lot $111/sqft · at area comps Est $184k · at est.

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Why this score? — see what drove the C 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 +22.8/30.0
• DSCR +7.3/10.0
• ARV discount +7.2/15.0
• 1% rule +5.1/10.0
• 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 3-bedroom, 2-bathroom home in Sulphur offers comfort and convenience in a central location near shopping, dining, and schools. The interior has been recently updated with fresh paint throughout, new flooring in the front den, and a shiplap accent wall. The property features a carport for covered parking and a fully fenced backyard for privacy and outdoor use. Situated with easy access to local amenities, this home provides practical features and modern cosmetic improvements. Flood zone X, means no flood insurance is required.

Key facts

• Recently updated
• Central location
• New flooring

Tags

• CENTRAL LOCATION
• RECENTLY UPDATED
• NEW FLOORING
• SHIPLAP ACCENT WALL
• CARPORT
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $168k (9.0% 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: Rents rising fast (+7.7%/yr); 291 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 35% 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 $6k 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 $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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.
• Current owner paid $149k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.01% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (median comp): $183,619
• List price: $185,000
• Delta: 0.75%
• 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
2405 Mary Ann Dr	0.29mi	4/2.0 (+1)	1,681 (+1%)	3mo	$159,000	$95	75
2200 Tammy St	0.38mi	3/2.0	1,700 (+2%)	9mo	$191,000	$112	70
2212 Tammy St	0.42mi	3/2.0	1,613 (-3%)	13mo	$192,000	$119	62
868 S Post Oak Rd S	0.15mi	4/2.0 (+1)	1,910 (+14%)	5mo	$234,000	$123	57
2638 Saint Joseph St	0.65mi	3/2.0	1,578 (-5%)	7mo	$239,900	$152	53
1415 Beth St	0.58mi	3/2.0	1,832 (+10%)	3mo	$225,000	$123	52
2505 Jayson St	0.42mi	4/2.0 (+1)	1,913 (+15%)	1mo	$195,000	$102	48
806 Frederick St	0.63mi	3/2.0	1,788 (+7%)	11mo	$108,765	$61	47
1610 Briarwood St	0.71mi	3/2.0	1,750 (+5%)	13mo	$130,000	$74	46
1005 Shasta St	0.54mi	4/1.0 (+1)	1,426 (-14%)	4mo	$122,500	$86	40
1415 Forest Ln	0.64mi	3/2.0	1,450 (-13%)	10mo	$108,000	$74	38
608 Shady Ln	0.72mi	3/3.0	1,903 (+14%)	8mo	$215,000	$113	30

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-400
• Equity at exit: $27,584

10-year hold

• IRR: 13.5%
• Equity multiple: 2.30×
• Total profit: $67,169
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$970
• Tax from tax record: −$107 /mo · $1,290/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $321

Break-even live

Break-even rent $1,462

Max offer price $185,000

Occupancy floor 78%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.23mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	44d	1	0.46mi
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	44d	1	0.68mi
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	21d	1	0.73mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	13d	1	1.13mi

Listing history 22 events

1. 2026-06-19
   days on market $185,000 Active 111 DOM
2. 2026-06-18
   days on market $185,000 Active 110 DOM
3. 2026-06-17
   days on market $185,000 Active 109 DOM
4. 2026-06-16
   days on market $185,000 Active 108 DOM
5. 2026-06-15
   days on market $185,000 Active 107 DOM
6. 2026-06-14
   days on market $185,000 Active 105 DOM
7. 2026-06-13
   days on market $185,000 Active 104 DOM
8. 2026-06-10
   days on market $185,000 Active 102 DOM
9. 2026-06-09
   days on market $185,000 Active 101 DOM
10. 2026-06-08
    days on market $185,000 Active 100 DOM
11. 2026-06-07
    days on market $185,000 Active 99 DOM
12. 2026-06-05
    days on market $185,000 Active 96 DOM
13. 2026-06-02
    days on market $185,000 Active 94 DOM
14. 2026-06-01
    days on market $185,000 Active 93 DOM
15. 2026-05-31
    days on market $185,000 Active 92 DOM
16. 2026-05-30
    days on market $185,000 Active 91 DOM
17. 2026-04-30
    price $185,000 536-char remark

    Show marketing remark (536 chars)

    This 3-bedroom, 2-bathroom home in Sulphur offers comfort and convenience in a central location near shopping, dining, and schools. The interior has been recently updated with fresh paint throughout, new flooring in the front den, and a shiplap accent wall. The property features a carport for covered parking and a fully fenced backyard for privacy and outdoor use. Situated with easy access to local amenities, this home provides practical features and modern cosmetic improvements. Flood zone X, means no flood insurance is required.

18. 2026-02-28
    listed $189,000 Active 536-char remark

    Show marketing remark (536 chars)

    This 3-bedroom, 2-bathroom home in Sulphur offers comfort and convenience in a central location near shopping, dining, and schools. The interior has been recently updated with fresh paint throughout, new flooring in the front den, and a shiplap accent wall. The property features a carport for covered parking and a fully fenced backyard for privacy and outdoor use. Situated with easy access to local amenities, this home provides practical features and modern cosmetic improvements. Flood zone X, means no flood insurance is required.

19. 2016-06-13
    soldstatus 254-char remark

    Show marketing remark (254 chars)

    Great Family Home for first time homebuyers in Desired Maplewood School districts. Nice size yard with a fence. Good size rooms. Come see and make offer. Not in a Flood Zone. Satsuma tree and new flooring in Bedrooms and bath remodeled. Shed will remain.

20. 2016-06-13
    soldstatus $149,000

    Show marketing remark (254 chars)

    Great Family Home for first time homebuyers in Desired Maplewood School districts. Nice size yard with a fence. Good size rooms. Come see and make offer. Not in a Flood Zone. Satsuma tree and new flooring in Bedrooms and bath remodeled. Shed will remain.

21. 2016-04-09
    listed $149,000 254-char remark

    Show marketing remark (254 chars)

    Great Family Home for first time homebuyers in Desired Maplewood School districts. Nice size yard with a fence. Good size rooms. Come see and make offer. Not in a Flood Zone. Satsuma tree and new flooring in Bedrooms and bath remodeled. Shed will remain.

22. 2003-08-21
    listed $62,000

ⓘ 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: $1,290 · $107/mo
• Projected year-2 tax: $1,290 · $107/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 6/10 Major FEMA zone X (shaded) · 63% 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: $22,423
• − Mortgage interest: −$10,363
• − Property taxes: −$1,290
• − Insurance: −$925
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$5,382
• Taxable income: $876
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $3,647/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

+198.4% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $185,000 SWLAR
• 2026-02-28 Listed $189,000 SWLAR
• 2016-06-13 Sold (Public Records) $149,000 Public Records
• 2016-06-13 Sold (MLS) — SWLAR
• 2016-04-09 Listed $149,000 SWLAR
• 2003-08-21 Listed $62,000 AcadianaMLS

Property tax history

-0.7%/yr

Latest (2025): $1,290 · +0.8% YoY. Source: county tax records.