Woodford II G Plan · Sulphur, LA 70665

$231,990

4 bd · 2.0 ba · 1,568 sqft · SingleFamily · 393 Days on market

Fair condition ↓ 1% 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Brick & Siding Exterior - Recessed Can Lighting tn Kitchen & Great Room - Walk-In Master Closet - Separate Master Shower - Covered Rear Porch

Key facts

• Covered rear porch
• 2 garage spots
• Listed 393 days

Tags

• BRICK SIDING EXTERIOR
• RECESSED CAN LIGHTING
• WALK-IN MASTER CLOSET
• COVERED REAR PORCH

🏗️ New construction. The $231,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $242,212.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $232k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $774 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $232k).
• Recommended offer: $204k (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 45d 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 393 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,151 (12.0% below list)

Questions for the listing agent

1. It's been on market 393 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.28% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $242,212
• List price: $231,990
• Delta: -4.22%
• 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	0.09mi	3/2.0 (-1)	1,642 (+5%)	7mo	$212,500	$129	77
148 Orchard Ln	0.25mi	3/2.0 (-1)	1,514 (-3%)	7mo	$207,000	$137	72
277 Paisley Pkwy	0.35mi	3/2.0 (-1)	1,616 (+3%)	2mo	$214,000	$132	72
235 Aston Ln	0.36mi	3/2.0 (-1)	1,563 (-0%)	10mo	$214,000	$137	70
248 Long Hill Dr Dr	0.13mi	3/2.0 (-1)	1,698 (+8%)	7mo	$205,000	$121	69
305 Paisley Pkwy	0.40mi	3/2.0 (-1)	1,618 (+3%)	4mo	$217,000	$134	68
337 Madison Xing	0.31mi	3/2.0 (-1)	1,452 (-7%)	8mo	$208,000	$143	62
224 Pipers Ln	0.46mi	3/2.0 (-1)	1,641 (+5%)	12mo	$233,900	$143	56
308 Paisley Pkwy	0.39mi	3/2.0 (-1)	1,755 (+12%)	3mo	$233,000	$133	54
216 Pipers Ln	0.45mi	3/2.0 (-1)	1,738 (+11%)	3mo	$240,000	$138	54
309 Sawyer Dr	0.44mi	4/2.0	1,786 (+14%)	11mo	$239,500	$134	47
544 Patton St	0.67mi	3/2.0 (-1)	1,400 (-11%)	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: 3.9%
• Equity multiple: 1.15×
• Total profit: $10,113
• Equity at exit: $36,115

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $72,498
• Equity at exit: $20,942

Cash invested: $67,819 (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: $3,099 medium
• Mortgage (P&I): −$1,270
• Tax est. 1.5%: −$303 /mo · $3,633/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $774

Break-even live

Break-even rent $2,119

Max offer price $242,212

Occupancy floor 70%

Sensitivity live

Price	-10% $942	-5% $858	+0% $774	+5% $691	+10% $607
Rent	-10% $529	-5% $652	+0% $774	+5% $897	+10% $1,019
Rate	-1.0pp $896	-0.5pp $836	base $774	+0.5pp $712	+1.0pp $648

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: $60,553
• Closing costs: $7,266
• 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	14d	10	0.29mi
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	45d	1	0.43mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	45d	1	1.42mi

Listing history 19 events

1. 2026-06-21
   days on market $231,990 Active 393 DOM
2. 2026-06-19
   days on market $231,990 Active 391 DOM
3. 2026-06-18
   days on market $231,990 Active 390 DOM
4. 2026-06-17
   days on market $231,990 Active 389 DOM
5. 2026-06-16
   days on market $231,990 Active 388 DOM
6. 2026-06-15
   days on market $231,990 Active 387 DOM
7. 2026-06-14
   days on market $231,990 Active 385 DOM
8. 2026-06-13
   days on market $231,990 Active 384 DOM
9. 2026-06-10
   days on market $231,990 Active 382 DOM
10. 2026-06-09
    days on market $231,990 Active 381 DOM
11. 2026-06-08
    days on market $231,990 Active 380 DOM
12. 2026-06-07
    days on market $231,990 Active 379 DOM
13. 2026-06-05
    days on market $231,990 Active 376 DOM
14. 2026-06-02
    days on market $231,990 Active 374 DOM
15. 2026-06-01
    days on market $231,990 Active 373 DOM
16. 2026-05-31
    days on market $231,990 Active 372 DOM
17. 2026-05-30
    pricedays on market $231,990 Active 371 DOM
18. 2026-03-17
    price $229,990 155-char remark

    Show marketing remark (155 chars)

    - Brick & Siding Exterior - Recessed Can Lighting tn Kitchen & Great Room - Walk-In Master Closet - Separate Master Shower - Covered Rear Porch

19. 2025-05-24
    listed $232,990 Active 155-char remark

    Show marketing remark (155 chars)

    - Brick & Siding Exterior - Recessed Can Lighting tn Kitchen & Great Room - Walk-In Master Closet - Separate Master Shower - Covered Rear Porch

ⓘ 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: $37,187
• − Mortgage interest: −$13,568
• − Property taxes: −$3,633
• − Insurance: −$1,211
• − Repairs & maintenance: −$2,975
• − Management: −$2,975
• − Depreciation: −$7,046
• Taxable income: $5,779
• Est. tax owed @ 24.0%: −$1,387
• After-tax cash flow: $7,905/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 · 4 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, including painting, updating countertops and fixtures, and enhancing the landscaping. These improvements can significantly increase its resale and rental value.

Repairs flagged

• Minor Landscaping — Sparse and needs trimming.
• Minor Paint — Slightly worn in some areas.
• Minor Countertops — Appears dated and may need updating.
• Minor Fixtures — May need updating to match countertops.
• Minor Flooring — May need cleaning or minor repairs.
• Minor Windows — May need caulking to prevent water infiltration.
• Minor HVAC — May need routine maintenance to ensure efficiency and longevity.
• Minor Landscaping — Sparse and needs trimming to enhance curb appeal.

Value-add opportunities

• Both Painting — Fresh paint can improve the home's curb appeal and interior aesthetics.
• Both Countertop and fixture upgrades — Modernizing the kitchen and bathrooms can attract more buyers and renters.
• Both Landscaping and curb appeal improvements — Enhancing the landscaping can significantly boost the home's curb appeal and market value.
• Both HVAC maintenance and upgrade — A well-maintained HVAC system can improve comfort and energy efficiency, attracting more buyers and renters.
• Both Flooring repairs and cleaning — Fresh flooring can improve the home's overall appearance and attract more buyers and renters.
• Both Windows caulking — Preventing water infiltration can improve the home's energy efficiency and curb appeal.
• Both Landscaping and curb appeal improvements — Enhancing the landscaping can significantly boost the home's curb appeal and market value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Sparse and needs trimming.	Minor	$500–3,000
Paint · Slightly worn in some areas.	Minor	$500–3,000
Countertops · Appears dated and may need updating.	Minor	$500–3,000
Fixtures · May need updating to match countertops.	Minor	$500–3,000
Flooring · May need cleaning or minor repairs.	Minor	$500–3,000
Windows · May need caulking to prevent water infiltration.	Minor	$500–3,000
HVAC · May need routine maintenance to ensure efficiency and longevity.	Minor	$500–3,000
Landscaping · Sparse and needs trimming to enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 8 items		$4,000–24,000

Value-add ROI direction

• Both Painting — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both Countertop and fixture upgrades — Modernizing the kitchen and bathrooms can attract more buyers and renters. ↑
• Both Landscaping and curb appeal improvements — Enhancing the landscaping can significantly boost the home's curb appeal and market value. ↑
• Both HVAC maintenance and upgrade — A well-maintained HVAC system can improve comfort and energy efficiency, attracting more buyers and renters. ↑
• Both Flooring repairs and cleaning — Fresh flooring can improve the home's overall appearance and attract more buyers and renters. ↑
• Both Windows caulking — Preventing water infiltration can improve the home's energy efficiency and curb appeal. ↑
• Both Landscaping and curb appeal improvements — Enhancing the landscaping can significantly boost the home's curb appeal and market value. ↑

ⓘ 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

-1.3% since first listed

2 events — show timeline

• 2026-03-17 Price Changed $229,990 Zillow
• 2025-05-24 Listed $232,990 Zillow