272 Pipers Ln · Sulphur, LA 70665

$255,500

4 bd · 2.0 ba · 2,079 sqft · SingleFamily · 1 Days on market

Built 2026 Good condition 6,534 sqft lot $32/mo HOA · 1% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

"Kingston BL" This plan has a spacious living room area and a deep corner back patio. The kitchen is designed with sleek cabinets, granite countertops and a subway tile backsplash and is equipped with stainless steel appliances that include a gas stove, dishwasher, and micro hood. This home is settled in Mimosa Park, a new construction community with a Homeowners Association. This home comes with a 10-year warranty. All homes offer smart home automation, wood laminate flooring, fully sodded yards, and electric garages with garage door openers.

Key facts

• Gas stove
• Granite countertops
• 6,534 sq ft lot

Tags

• DEEP CORNER BACK PATIO
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• GAS STOVE
• SMART HOME AUTOMATION

Property features AI

Finance

• Other: New construction status
• HOA & community: Homeowners association with an annual fee of $380

Exterior

• Parking: Garage; Open parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family house; 1 story; New construction; No common interest (not part of an association)
• Construction: Built by DR Horton; Brick, stucco, and vinyl siding exterior; Shingle roof; Slab foundation
• Exterior features: Covered patio/porch; City lot; Rectangular lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Pantry; Smoke detector(s)
• Laundry & utility: Washer hookup

🏗️ New construction. The $255,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $253,638.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $256k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $256k).
• Cap rate 13.3% 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+, health & safety 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.
• Zoned schools: W. T. Henning Elementary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 397 students, 56% FRL); W. W. Lewis Middle School (math 33% / reading 48%, grade F, #62 of 218 statewide, top 29%, 777 students, 49% FRL); Sulphur High School (math 36% / reading 53%, grade F, #58 of 265 statewide, top 23%, 2,043 students, 47% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 236 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 $2k of loan paydown is wiped out by about $8k 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 $71k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $255,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.63% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.13%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $253,638
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Leawood Ave	0.15mi	4/2.0	1,959 (-6%)	2mo	$225,000	$115	82
329 Paisley Pkwy	0.09mi	3/2.0 (-1)	1,826 (-12%)	2mo	$221,000	$121	68
213 Pipers Ln	0.16mi	4/2.0	1,817 (-13%)	4mo	$248,000	$136	68
339 Oak Hampton Dr	0.20mi	4/2.0	2,004 (-4%)	23mo	$230,000	$115	66
309 Sawyer Dr	0.11mi	4/2.0	1,786 (-14%)	11mo	$239,500	$134	62
279 Oak Hampton Dr	0.26mi	4/2.0	1,899 (-9%)	20mo	$231,000	$122	57
129 Haygood Pt	0.38mi	4/2.5	1,982 (-5%)	22mo	$1,630	$1	54
252 Long Hill Dr	0.50mi	4/2.0	1,885 (-9%)	21mo	$231,000	$123	44

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: 18.6%
• Equity multiple: 1.76×
• Total profit: $53,702
• Equity at exit: $37,818

10-year hold

• IRR: 27.0%
• Equity multiple: 3.38×
• Total profit: $169,063
• Equity at exit: $21,930

Cash invested: $71,019 (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: 5.1×

Monthly cashflow live

• Estimated rent: $4,142 medium
• Mortgage (P&I): −$1,330
• Tax est. 1.5%: −$317 /mo · $3,805/yr
• Insurance: −$106
• HOA: −$32
• Vacancy / Maint / Mgmt: −$870
• Net cashflow: $1,487

Break-even live

Break-even rent $2,259

Max offer price $253,638

Occupancy floor 59%

Sensitivity live

Price	-10% $1,662	-5% $1,575	+0% $1,487	+5% $1,400	+10% $1,312
Rent	-10% $1,160	-5% $1,324	+0% $1,487	+5% $1,651	+10% $1,814
Rate	-1.0pp $1,615	-0.5pp $1,552	base $1,487	+0.5pp $1,421	+1.0pp $1,355

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: $63,410
• Closing costs: $7,609
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	44d	1	0.21mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.01mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: gaselectric

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-05-14
   listed $255,500 Active

ⓘ 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: $49,702
• − Mortgage interest: −$14,208
• − Property taxes: −$3,805
• − Insurance: −$1,268
• − Repairs & maintenance: −$3,976
• − Management: −$3,976
• − HOA: −$384
• − Depreciation: −$7,379
• Taxable income: $14,706
• Est. tax owed @ 24.0%: −$3,530
• After-tax cash flow: $14,317/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 · 12 photos

Good 80/100 None rehab

This new construction home is move-in ready with good condition and minimal repairs needed. It offers a spacious living room, modern kitchen, and fully sodded yard. Updates to paint, smart home automation, countertops, and bathroom flooring would further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Install smart home automation — Modernizes home and adds value
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing
• Resale Install new flooring in bathrooms — New flooring in bathrooms enhances overall appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home automation — Modernizes home and adds value ↑
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing ↑
• Resale Install new flooring in bathrooms — New flooring in bathrooms enhances overall appearance and 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

2 events — show timeline

• 2026-05-14 Pending — SWLAR
• 2026-05-14 Listed $255,500 SWLAR