213 Evelyn St · Sulphur, LA 70663

$76,250

3 bd · 1.0 ba · 1,021 sqft · SingleFamily · 318 Days on market

Built 1963 5,663 sqft lot $75/sqft · 33% below area Est $114k · 33% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 delightful 3-bedroom, 1-bath home is full of personality and ready for new owners! Featuring ceramic tile throughout, a durable metal roof, and a fully fenced backyard, this property is low-maintenance and built for easy living. Inside, you'll find a bright and inviting living area with a functional layout and comfortable bedrooms--ideal for first-time buyers, those looking to downsize, or investors seeking a solid rental property. Enjoy the convenience of being just minutes from Sulphur Parks and Recreation, with access to walking trails, sports fields, playgrounds, and year-round community events. Plus, it's located in Flood Zone X, meaning flood insurance is typically not required. Don't miss out--schedule your private showing today and come see the charm for yourself!

Key facts

• Metal roof
• Playgrounds
• Ceramic tile

Tags

• CERAMIC TILE
• METAL ROOF
• FULLY FENCED BACKYARD
• WALKING TRAILS
• SPORTS FIELDS
• PLAYGROUNDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 8.8% in Sulphur — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 2 comparable units currently listed for rent nearby; 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 $528 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $67,100 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.59% ✓
• Cap rate: 14.13%
• Cash-on-cash: 28.00%
• DSCR: 2.25
• GRM: 5.2

CMA / ARV

• ARV (median comp): $114,430
• List price: $76,250
• Delta: -33.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
793 Fiegel St	0.24mi	3/1.0	1,049 (+3%)	20mo	$85,000	$81	68
560 N Crocker St N	0.50mi	3/1.0	1,080 (+6%)	6mo	$92,500	$86	62
618 Phillips St	0.41mi	3/1.0	1,075 (+5%)	13mo	$60,000	$56	61
312 N Crocker St N	0.42mi	2/2.0 (-1)	1,008 (-1%)	11mo	$135,000	$134	60

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: 27.0%
• Equity multiple: 2.18×
• Total profit: $25,297
• Equity at exit: $11,369

10-year hold

• IRR: 37.1%
• Equity multiple: 5.20×
• Total profit: $89,658
• Equity at exit: $6,593

Cash invested: $21,350 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$400
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $498

Break-even live

Break-even rent $584

Max offer price $76,250

Occupancy floor 54%

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: $19,062
• Closing costs: $2,288
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 N Claiborne St Unit 1 Sulphur, LA	3.0	2.0	1200	$925	$0.77	13d	1	0.46mi
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	13d	1	0.89mi

Listing history 25 events

1. 2026-06-19
   days on market $76,250 Active 318 DOM
2. 2026-06-18
   days on market $76,250 Active 317 DOM
3. 2026-06-17
   days on market $76,250 Active 316 DOM
4. 2026-06-16
   days on market $76,250 Active 315 DOM
5. 2026-06-15
   days on market $76,250 Active 314 DOM
6. 2026-06-14
   days on market $76,250 Active 312 DOM
7. 2026-06-13
   days on market $76,250 Active 311 DOM
8. 2026-06-10
   days on market $76,250 Active 309 DOM
9. 2026-06-09
   days on market $76,250 Active 308 DOM
10. 2026-06-08
    days on market $76,250 Active 307 DOM
11. 2026-06-07
    days on market $76,250 Active 306 DOM
12. 2026-06-05
    days on market $76,250 Active 303 DOM
13. 2026-06-02
    days on market $76,250 Active 301 DOM
14. 2026-06-01
    days on market $76,250 Active 300 DOM
15. 2026-05-31
    days on market $76,250 Active 299 DOM
16. 2026-05-30
    days on market $76,250 Active 298 DOM
17. 2026-03-30
    price $76,250 787-char remark

    Show marketing remark (787 chars)

    This delightful 3-bedroom, 1-bath home is full of personality and ready for new owners! Featuring ceramic tile throughout, a durable metal roof, and a fully fenced backyard, this property is low-maintenance and built for easy living. Inside, you'll find a bright and inviting living area with a functional layout and comfortable bedrooms--ideal for first-time buyers, those looking to downsize, or investors seeking a solid rental property. Enjoy the convenience of being just minutes from Sulphur Parks and Recreation, with access to walking trails, sports fields, playgrounds, and year-round community events. Plus, it's located in Flood Zone X, meaning flood insurance is typically not required. Don't miss out--schedule your private showing today and come see the charm for yourself!

18. 2025-06-18
    listed $77,900 Active 787-char remark

    Show marketing remark (787 chars)

    This delightful 3-bedroom, 1-bath home is full of personality and ready for new owners! Featuring ceramic tile throughout, a durable metal roof, and a fully fenced backyard, this property is low-maintenance and built for easy living. Inside, you'll find a bright and inviting living area with a functional layout and comfortable bedrooms--ideal for first-time buyers, those looking to downsize, or investors seeking a solid rental property. Enjoy the convenience of being just minutes from Sulphur Parks and Recreation, with access to walking trails, sports fields, playgrounds, and year-round community events. Plus, it's located in Flood Zone X, meaning flood insurance is typically not required. Don't miss out--schedule your private showing today and come see the charm for yourself!

19. 2024-08-16
    soldstatus 326-char remark

    Show marketing remark (326 chars)

    Cute cottage, move-in ready with 3 bedrooms and 1 bath. There is ceramic tile throughout, a metal roof and a fenced-in back yard. The Sulphur Parks and Recreation are in close proximity. Great for a starter home or a rental. Located in flood zone X where flood insurance is typically not required. Call today for your showing.

20. 2024-08-16
    soldstatus $75,000

    Show marketing remark (326 chars)

    Cute cottage, move-in ready with 3 bedrooms and 1 bath. There is ceramic tile throughout, a metal roof and a fenced-in back yard. The Sulphur Parks and Recreation are in close proximity. Great for a starter home or a rental. Located in flood zone X where flood insurance is typically not required. Call today for your showing.

21. 2024-04-06
    listed $89,900 326-char remark

    Show marketing remark (326 chars)

    Cute cottage, move-in ready with 3 bedrooms and 1 bath. There is ceramic tile throughout, a metal roof and a fenced-in back yard. The Sulphur Parks and Recreation are in close proximity. Great for a starter home or a rental. Located in flood zone X where flood insurance is typically not required. Call today for your showing.

22. 2021-02-02
    soldstatus $55,000
23. 2021-02-01
    soldstatus
24. 2020-06-29
    listed $65,000
25. 1998-06-17
    soldstatus $33,000

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $419 · $35/mo
• Expected delta: +$67/yr (+$6/mo · 19.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $14,569
• − Mortgage interest: −$4,271
• − Property taxes: −$352
• − Insurance: −$381
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,218
• Taxable income: $5,015
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $4,774/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

+131.1% since first listed

9 events — show timeline

• 2026-03-30 Price Changed $76,250 SWLAR
• 2025-06-18 Listed $77,900 SWLAR
• 2024-08-16 Sold (Public Records) $75,000 Public Records
• 2024-08-16 Sold (MLS) — SWLAR
• 2024-04-06 Listed $89,900 SWLAR
• 2021-02-02 Sold (Public Records) $55,000 Public Records
• 2021-02-01 Sold (MLS) — SWLAR
• 2020-06-29 Listed $65,000 SWLAR
• 1998-06-17 Sold (Public Records) $33,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $352 · +0.8% YoY. Source: county tax records.