368 Madison Xing · Carlyss, LA 70665

$217,500

3 bd · 2.0 ba · 1,624 sqft · SingleFamily · 99 Days on market

Built 2018 6,534 sqft lot $134/sqft · at area comps Est $215k · at est. $25/mo HOA · 1% of rent

---

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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.0/15.0
• 1% rule +6.6/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come tour this beautiful home located in the desirable Belle Savanne subdivision in Sulphur! Built in 2018 by DSLD Homes, this well-maintained 3 bedroom, 2 bathroom residence offers approximately 1,600 square feet of thoughtfully designed living space with an open floor plan, energy-efficient features, and electrical upgrades throughout. Stepping inside, you are welcomed by warm wood flooring and an inviting living area that flows seamlessly into the kitchen and dining spaces. The kitchen has granite countertops, stainless steel appliances, ample birch cabinetry, and a pantry for additional storage. The primary suite offers double sinks with granite countertops, Tuscan bronze fixtures, and a spacious, comfortable layout. The additional bedrooms are generously sized with carpet flooring, while ceramic tile is featured in the kitchen, bathrooms, and other wet areas for durability and easy maintenance. Outside you can enjoy the covered back patio while the backyard backs up to green space, offering added privacy and a peaceful setting. Additionally, there is an attached two-car garage and a tankless gas water heater for improved energy efficiency. Located in Flood Zone X and situated near shopping, dining, and schools in Sulphur, this home offers the benefits of newer construction in a welcoming neighborhood.

Key facts

• Covered back patio
• Granite countertops
• Electrical upgrades

Tags

• ENERGY EFFICIENT FEATURES
• ELECTRICAL UPGRADES
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE BIRCH CABINETRY
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (8.0% below list).
• Meets the 1% rule at list price ($3k rent vs $218k).
• Recommended offer: $198k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#237 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime D-, amenities 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; 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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $669/mo.
• Climate carrying-cost: in FEMA flood zone VE (mandatory federal flood insurance); 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 $197,925 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 1.16% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (median comp): $214,987
• List price: $217,500
• Delta: 1.17%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Madison Crossing Dr	0.00mi	3/2.0	1,644 (+1%)	9mo	$215,000	$131	90
304 Madison Crossing Dr	0.00mi	3/2.0	1,495 (-8%)	5mo	$185,000	$124	83
348 Madison Crossing Dr	0.00mi	3/2.0	1,545 (-5%)	20mo	$209,000	$135	75

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-41,086
• Equity at exit: $32,430

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-42,179
• Equity at exit: $18,805

Cash invested: $60,900 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,532 medium
• Mortgage (P&I): −$1,141
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$91
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$25
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-98

Break-even live

Break-even rent $2,656

Max offer price $200,177

Occupancy floor 99%

Sensitivity live

Price	-10% $25	-5% $-37	+0% $-98	+5% $-160	+10% $-221
Rent	-10% $-298	-5% $-198	+0% $-98	+5% $2	+10% $102
Rate	-1.0pp $11	-0.5pp $-43	base $-98	+0.5pp $-154	+1.0pp $-212

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: watergaselectric

Listing history 22 events

1. 2026-06-19
   days on market $217,500 Active 99 DOM
2. 2026-06-18
   days on market $217,500 Active 98 DOM
3. 2026-06-17
   days on market $217,500 Active 97 DOM
4. 2026-06-16
   days on market $217,500 Active 96 DOM
5. 2026-06-15
   days on market $217,500 Active 95 DOM
6. 2026-06-14
   days on market $217,500 Active 93 DOM
7. 2026-06-13
   days on market $217,500 Active 92 DOM
8. 2026-06-10
   days on market $217,500 Active 90 DOM
9. 2026-06-09
   days on market $217,500 Active 89 DOM
10. 2026-06-08
    days on market $217,500 Active 88 DOM
11. 2026-06-07
    days on market $217,500 Active 87 DOM
12. 2026-06-05
    days on market $217,500 Active 84 DOM
13. 2026-06-02
    days on market $217,500 Active 82 DOM
14. 2026-06-01
    days on market $217,500 Active 81 DOM
15. 2026-05-31
    days on market $217,500 Active 80 DOM
16. 2026-05-30
    days on market $217,500 Active 79 DOM
17. 2026-05-13
    price $217,500 1327-char remark

    Show marketing remark (1327 chars)

    Come tour this beautiful home located in the desirable Belle Savanne subdivision in Sulphur! Built in 2018 by DSLD Homes, this well-maintained 3 bedroom, 2 bathroom residence offers approximately 1,600 square feet of thoughtfully designed living space with an open floor plan, energy-efficient features, and electrical upgrades throughout. Stepping inside, you are welcomed by warm wood flooring and an inviting living area that flows seamlessly into the kitchen and dining spaces. The kitchen has granite countertops, stainless steel appliances, ample birch cabinetry, and a pantry for additional storage. The primary suite offers double sinks with granite countertops, Tuscan bronze fixtures, and a spacious, comfortable layout. The additional bedrooms are generously sized with carpet flooring, while ceramic tile is featured in the kitchen, bathrooms, and other wet areas for durability and easy maintenance. Outside you can enjoy the covered back patio while the backyard backs up to green space, offering added privacy and a peaceful setting. Additionally, there is an attached two-car garage and a tankless gas water heater for improved energy efficiency. Located in Flood Zone X and situated near shopping, dining, and schools in Sulphur, this home offers the benefits of newer construction in a welcoming neighborhood.

18. 2026-04-13
    price $220,000 1327-char remark

    Show marketing remark (1327 chars)

    Come tour this beautiful home located in the desirable Belle Savanne subdivision in Sulphur! Built in 2018 by DSLD Homes, this well-maintained 3 bedroom, 2 bathroom residence offers approximately 1,600 square feet of thoughtfully designed living space with an open floor plan, energy-efficient features, and electrical upgrades throughout. Stepping inside, you are welcomed by warm wood flooring and an inviting living area that flows seamlessly into the kitchen and dining spaces. The kitchen has granite countertops, stainless steel appliances, ample birch cabinetry, and a pantry for additional storage. The primary suite offers double sinks with granite countertops, Tuscan bronze fixtures, and a spacious, comfortable layout. The additional bedrooms are generously sized with carpet flooring, while ceramic tile is featured in the kitchen, bathrooms, and other wet areas for durability and easy maintenance. Outside you can enjoy the covered back patio while the backyard backs up to green space, offering added privacy and a peaceful setting. Additionally, there is an attached two-car garage and a tankless gas water heater for improved energy efficiency. Located in Flood Zone X and situated near shopping, dining, and schools in Sulphur, this home offers the benefits of newer construction in a welcoming neighborhood.

19. 2026-03-12
    listed $225,000 Active 1327-char remark

    Show marketing remark (1327 chars)

    Come tour this beautiful home located in the desirable Belle Savanne subdivision in Sulphur! Built in 2018 by DSLD Homes, this well-maintained 3 bedroom, 2 bathroom residence offers approximately 1,600 square feet of thoughtfully designed living space with an open floor plan, energy-efficient features, and electrical upgrades throughout. Stepping inside, you are welcomed by warm wood flooring and an inviting living area that flows seamlessly into the kitchen and dining spaces. The kitchen has granite countertops, stainless steel appliances, ample birch cabinetry, and a pantry for additional storage. The primary suite offers double sinks with granite countertops, Tuscan bronze fixtures, and a spacious, comfortable layout. The additional bedrooms are generously sized with carpet flooring, while ceramic tile is featured in the kitchen, bathrooms, and other wet areas for durability and easy maintenance. Outside you can enjoy the covered back patio while the backyard backs up to green space, offering added privacy and a peaceful setting. Additionally, there is an attached two-car garage and a tankless gas water heater for improved energy efficiency. Located in Flood Zone X and situated near shopping, dining, and schools in Sulphur, this home offers the benefits of newer construction in a welcoming neighborhood.

20. 2021-06-28
    soldstatus $212,000
21. 2019-03-25
    soldstatus 807-char remark

    Show marketing remark (807 chars)

    * * * Limited Time Only - Package (Side by Side Refrigerator & Washer/Dryer - Restrictions Apply * * * This Brand NEW home in Belle Savanne BACKS TO GREEN SPACE! The BROOKDALE III A has an open floor plan with 3 bedrooms and 2 full baths plus tons of energy efficient features. Added upgrades: LED lighting package, stainless appliance package, 16 inch ceramic tile in the wet areas, stainless pull down kitchen faucet, and other electrical upgrades! Special features include: wood floors in living room, ceramic tile flooring in wet areas, 3cm slab granite counter top in kitchen and bathrooms, beautiful birch cabinets throughout, Tuscan bronze bathroom fixtures, tank less gas water heater, radiant barrier decking in attic, covered patio, fully sodded yard with seasonal landscaping and more!

22. 2018-09-07
    listed $195,850 807-char remark

    Show marketing remark (807 chars)

    * * * Limited Time Only - Package (Side by Side Refrigerator & Washer/Dryer - Restrictions Apply * * * This Brand NEW home in Belle Savanne BACKS TO GREEN SPACE! The BROOKDALE III A has an open floor plan with 3 bedrooms and 2 full baths plus tons of energy efficient features. Added upgrades: LED lighting package, stainless appliance package, 16 inch ceramic tile in the wet areas, stainless pull down kitchen faucet, and other electrical upgrades! Special features include: wood floors in living room, ceramic tile flooring in wet areas, 3cm slab granite counter top in kitchen and bathrooms, beautiful birch cabinets throughout, Tuscan bronze bathroom fixtures, tank less gas water heater, radiant barrier decking in attic, covered patio, fully sodded yard with seasonal landscaping and more!

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $2,074 · $173/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 9/10 Extreme FEMA zone VE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $30,379
• − Mortgage interest: −$12,183
• − Property taxes: −$2,074
• − Insurance: −$9,116
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − HOA: −$300
• − Depreciation: −$6,327
• Taxable loss: −$4,481
• Est. tax savings @ 24.0%: +$1,076
• After-tax cash flow: $-101/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 — Carlyss

• Score: 61/100
• State rank: #237
• US rank: #18031

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+11.1% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $217,500 SWLAR
• 2026-04-13 Price Changed $220,000 SWLAR
• 2026-03-12 Listed $225,000 SWLAR
• 2021-06-28 Sold (Public Records) $212,000 Public Records
• 2019-03-25 Sold (MLS) — SWLAR
• 2018-09-07 Listed $195,850 SWLAR

Property tax history

+27.4%/yr

Latest (2025): $2,074 · +0.8% YoY. Source: county tax records.