356 Long Hill Dr · Sulphur, LA 70665

$220,500

3 bd · 2.0 ba · 1,533 sqft · SingleFamily · 181 Days on market

Built 2017 6,534 sqft lot $144/sqft · 8% below area Est $239k · 8% under

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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 +30.0/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 Bedroom Home in a Highly Sought-After Sulphur Subdivision. Welcome to this 3 bedroom, 2 full bath home offering over 1,500 square feet of comfortable living space. Enjoy an inviting open layout, a 2-car garage, and spacious rooms perfect for both everyday living and entertaining. Situated in one of Sulphur's most desirable subdivisions, this property provides a beautiful setting with convenient access to schools, shopping, and local amenities. Designed for easy living, this home delivers the perfect blend of comfort, location, and value. Schedule your private tour today!

Key facts

• 6,534 sq ft lot
• Built 2017
• Listed 181 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 8.8% in Sulphur — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $62k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Climate carrying-cost: 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 $194,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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: 1.33% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.78%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $239,452
• List price: $220,500
• Delta: -7.91%
• 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
148 Orchard Ln	0.15mi	3/2.0	1,514 (-1%)	7mo	$207,000	$137	85
337 Madison Xing	0.05mi	3/2.0	1,452 (-5%)	8mo	$208,000	$143	82
235 Aston Ln	0.31mi	3/2.0	1,563 (+2%)	10mo	$214,000	$137	74
277 Paisley Pkwy	0.39mi	3/2.0	1,616 (+5%)	2mo	$214,000	$132	72
305 Paisley Pkwy	0.37mi	3/2.0	1,618 (+6%)	4mo	$217,000	$134	70
344 Madison Crossing Dr	0.05mi	3/2.0	1,710 (+12%)	12mo	$219,500	$128	68
248 Long Hill Dr Dr	0.23mi	3/2.0	1,698 (+11%)	7mo	$205,000	$121	65
109 Briar Ct	0.37mi	3/2.0	1,642 (+7%)	7mo	$212,500	$129	65
224 Pipers Ln	0.29mi	3/2.0	1,641 (+7%)	12mo	$233,900	$143	64
216 Pipers Ln	0.27mi	3/2.0	1,738 (+13%)	3mo	$240,000	$138	63
308 Paisley Pkwy	0.33mi	3/2.0	1,755 (+14%)	3mo	$233,000	$133	58
544 Patton St	0.62mi	3/2.0	1,400 (-9%)	1mo	$115,000	$82	56

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: 9.3%
• Equity multiple: 1.36×
• Total profit: $22,495
• Equity at exit: $32,877

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $94,488
• Equity at exit: $19,065

Cash invested: $61,740 (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: $2,940 medium
• Mortgage (P&I): −$1,156
• Tax from tax record: −$160 /mo · $1,918/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $915

Break-even live

Break-even rent $1,782

Max offer price $220,500

Occupancy floor 64%

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: $55,125
• Closing costs: $6,615
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	44d	1	0.40mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.07mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	44d	1	1.39mi

Listing history 16 events

1. 2026-06-08
   days on market $220,500 Active 181 DOM
2. 2026-06-07
   days on market $220,500 Active 180 DOM
3. 2026-06-05
   days on market $220,500 Active 177 DOM
4. 2026-06-02
   days on market $220,500 Active 175 DOM
5. 2026-06-01
   days on market $220,500 Active 174 DOM
6. 2026-05-31
   days on market $220,500 Active 173 DOM
7. 2026-05-30
   days on market $220,500 Active 172 DOM
8. 2026-04-07
   price $220,500 589-char remark

   Show marketing remark (589 chars)

   Beautiful 3 Bedroom Home in a Highly Sought-After Sulphur Subdivision. Welcome to this 3 bedroom, 2 full bath home offering over 1,500 square feet of comfortable living space. Enjoy an inviting open layout, a 2-car garage, and spacious rooms perfect for both everyday living and entertaining. Situated in one of Sulphur's most desirable subdivisions, this property provides a beautiful setting with convenient access to schools, shopping, and local amenities. Designed for easy living, this home delivers the perfect blend of comfort, location, and value. Schedule your private tour today!

9. 2026-04-07
   price $220,500 589-char remark

   Show marketing remark (589 chars)

   Beautiful 3 Bedroom Home in a Highly Sought-After Sulphur Subdivision. Welcome to this 3 bedroom, 2 full bath home offering over 1,500 square feet of comfortable living space. Enjoy an inviting open layout, a 2-car garage, and spacious rooms perfect for both everyday living and entertaining. Situated in one of Sulphur's most desirable subdivisions, this property provides a beautiful setting with convenient access to schools, shopping, and local amenities. Designed for easy living, this home delivers the perfect blend of comfort, location, and value. Schedule your private tour today!

10. 2026-02-25
    price $224,900 589-char remark

    Show marketing remark (589 chars)

    Beautiful 3 Bedroom Home in a Highly Sought-After Sulphur Subdivision. Welcome to this 3 bedroom, 2 full bath home offering over 1,500 square feet of comfortable living space. Enjoy an inviting open layout, a 2-car garage, and spacious rooms perfect for both everyday living and entertaining. Situated in one of Sulphur's most desirable subdivisions, this property provides a beautiful setting with convenient access to schools, shopping, and local amenities. Designed for easy living, this home delivers the perfect blend of comfort, location, and value. Schedule your private tour today!

11. 2026-02-25
    listed $224,900 Active 589-char remark

    Show marketing remark (589 chars)

    Beautiful 3 Bedroom Home in a Highly Sought-After Sulphur Subdivision. Welcome to this 3 bedroom, 2 full bath home offering over 1,500 square feet of comfortable living space. Enjoy an inviting open layout, a 2-car garage, and spacious rooms perfect for both everyday living and entertaining. Situated in one of Sulphur's most desirable subdivisions, this property provides a beautiful setting with convenient access to schools, shopping, and local amenities. Designed for easy living, this home delivers the perfect blend of comfort, location, and value. Schedule your private tour today!

12. 2025-12-10
    listed $229,900 Active 589-char remark

    Show marketing remark (589 chars)

    Beautiful 3 Bedroom Home in a Highly Sought-After Sulphur Subdivision. Welcome to this 3 bedroom, 2 full bath home offering over 1,500 square feet of comfortable living space. Enjoy an inviting open layout, a 2-car garage, and spacious rooms perfect for both everyday living and entertaining. Situated in one of Sulphur's most desirable subdivisions, this property provides a beautiful setting with convenient access to schools, shopping, and local amenities. Designed for easy living, this home delivers the perfect blend of comfort, location, and value. Schedule your private tour today!

13. 2020-11-13
    soldstatus
14. 2020-02-29
    listed $184,900
15. 2018-09-07
    soldstatus
16. 2018-06-27
    listed $182,900

ⓘ 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: $1,918 · $160/mo
• Projected year-2 tax: $1,918 · $160/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 4/10 Moderate FEMA zone X (shaded) · 13% 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: $35,281
• − Mortgage interest: −$12,351
• − Property taxes: −$1,918
• − Insurance: −$1,102
• − Repairs & maintenance: −$2,823
• − Management: −$2,823
• − Depreciation: −$6,415
• Taxable income: $7,849
• Est. tax owed @ 24.0%: −$1,884
• After-tax cash flow: $9,092/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
• 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

+20.6% since first listed

9 events — show timeline

• 2026-04-07 Price Changed $220,500 SWLAR
• 2026-04-07 Price Changed $220,500 GFPAR
• 2026-02-25 Price Changed $224,900 GFPAR
• 2026-02-25 Listed $224,900 SWLAR
• 2025-12-10 Listed $229,900 GFPAR
• 2020-11-13 Sold (MLS) — SWLAR
• 2020-02-29 Listed $184,900 SWLAR
• 2018-09-07 Sold (MLS) — SWLAR
• 2018-06-27 Listed $182,900 SWLAR

Property tax history

+23.5%/yr

Latest (2025): $1,918 · +0.8% YoY. Source: county tax records.