109 Oakdale St · Carlyss, LA 70665

$251,200

3 bd · 2.0 ba · 1,521 sqft · SingleFamily · 136 Days on market

Built 2026 Good condition 6,536 sqft lot $165/sqft · 6% above area Est $237k · 6% over $38/mo HOA · 1% of rent

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.8/10.0
• ARV discount +4.9/15.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Receive up to $10,000 in incentives and a FREE refrigerator and FREE blinds on this new construction home! This Energy Star-certified, new construction home located in The Cedars is waiting for you! Featuring the Segura Cottage floorplan with 3 bedrooms and 2 bathrooms across 1,521 square feet of living space. Up to 10 pallets of sod enhance the exterior, while a solid beam lintel separates the living and dining areas, adding definition and architectural interest. The kitchen is equipped with custom cabinetry featuring soft-close cabinet doors and included hardware, slab countertops, a 30-inch freestanding range with a microwave hoodvent combo, a deep under-mount equal bowl sink, and a garbage disposal. Vinyl plank flooring extends throughout the home, offering durability and a cohesive look. In the primary bathroom, a garden tub with tile surround is paired with a fiberglass shower insert that includes a glass door and built in seat. The primary bedroom features a vaulted ceiling, creating an open and comfortable atmosphere. Additional highlights include drop-in porcelain sinks in the bathrooms and a tankless gas water heater, rounding out a thoughtfully designed home with unique finishes and everyday convenience.

Key facts

• Custom cabinetry
• Solid beam lintel
• 6,536 sq ft lot

Tags

• ENERGY STAR CERTIFIED
• NEW CONSTRUCTION HOME
• SEGURA COTTAGE FLOORPLAN
• SOLID BEAM LINTEL
• CUSTOM CABINETRY
• SOFT-CLOSE CABINET DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $251k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $251k).
• Recommended offer: $221k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 8.3% in Carlyss — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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; 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 $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 $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate flood risk; 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 $221,056 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 9.95%
• Cash-on-cash: 13.05%
• DSCR: 1.58
• GRM: 6.5

CMA / ARV

• ARV (median comp): $237,467
• List price: $251,200
• Delta: 5.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Oak Hampton Dr	0.33mi	3/2.0	1,508 (-1%)	15mo	$199,900	$133	71
277 Paisley Pkwy	0.57mi	3/2.0	1,616 (+6%)	2mo	$214,000	$132	62
305 Paisley Pkwy	0.53mi	3/2.0	1,618 (+6%)	4mo	$217,000	$134	61
235 Aston Ln	0.58mi	3/2.0	1,563 (+3%)	10mo	$214,000	$137	60
224 Pipers Ln	0.56mi	3/2.0	1,641 (+8%)	12mo	$233,900	$143	50
216 Pipers Ln	0.58mi	3/2.0	1,738 (+14%)	3mo	$240,000	$138	47
200 Pipers Ln	0.63mi	3/2.0	1,703 (+12%)	15mo	$235,000	$138	39
336 Fallon Dr	0.64mi	3/2.0	1,697 (+12%)	15mo	$228,000	$134	38

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $8,074
• Equity at exit: $37,455

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $70,042
• Equity at exit: $21,719

Cash invested: $70,336 (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: 6.5×

Monthly cashflow live

• Estimated rent: $3,214 medium
• Mortgage (P&I): −$1,317
• Tax est. 1.5%: −$314 /mo · $3,768/yr
• Insurance: −$105
• HOA: −$38
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $765

Break-even live

Break-even rent $2,246

Max offer price $251,200

Occupancy floor 71%

Sensitivity live

Price	-10% $938	-5% $852	+0% $765	+5% $678	+10% $591
Rent	-10% $511	-5% $638	+0% $765	+5% $892	+10% $1,019
Rate	-1.0pp $891	-0.5pp $829	base $765	+0.5pp $700	+1.0pp $633

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: $62,800
• Closing costs: $7,536
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	45d	1	0.52mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	14d	10	0.67mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	45d	1	1.12mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: watertrashgas

Listing history 19 events

1. 2026-06-21
   days on market $251,200 Active 136 DOM
2. 2026-06-19
   days on market $251,200 Active 134 DOM
3. 2026-06-18
   days on market $251,200 Active 133 DOM
4. 2026-06-17
   days on market $251,200 Active 132 DOM
5. 2026-06-16
   days on market $251,200 Active 131 DOM
6. 2026-06-15
   days on market $251,200 Active 130 DOM
7. 2026-06-14
   days on market $251,200 Active 128 DOM
8. 2026-06-13
   days on market $251,200 Active 127 DOM
9. 2026-06-10
   days on market $251,200 Active 125 DOM
10. 2026-06-09
    days on market $251,200 Active 124 DOM
11. 2026-06-08
    days on market $251,200 Active 123 DOM
12. 2026-06-07
    days on market $251,200 Active 122 DOM
13. 2026-06-05
    days on market $251,200 Active 119 DOM
14. 2026-06-02
    days on market $251,200 Active 117 DOM
15. 2026-06-01
    days on market $251,200 Active 116 DOM
16. 2026-05-31
    days on market $251,200 Active 115 DOM
17. 2026-05-30
    days on market $251,200 Active 114 DOM
18. 2026-03-04
    listed $251,200 Active 1236-char remark

    Show marketing remark (1236 chars)

    * Receive up to $10,000 in incentives and a FREE refrigerator and FREE blinds on this new construction home! This Energy Star-certified, new construction home located in The Cedars is waiting for you! Featuring the Segura Cottage floorplan with 3 bedrooms and 2 bathrooms across 1,521 square feet of living space. Up to 10 pallets of sod enhance the exterior, while a solid beam lintel separates the living and dining areas, adding definition and architectural interest. The kitchen is equipped with custom cabinetry featuring soft-close cabinet doors and included hardware, slab countertops, a 30-inch freestanding range with a microwave hoodvent combo, a deep under-mount equal bowl sink, and a garbage disposal. Vinyl plank flooring extends throughout the home, offering durability and a cohesive look. In the primary bathroom, a garden tub with tile surround is paired with a fiberglass shower insert that includes a glass door and built in seat. The primary bedroom features a vaulted ceiling, creating an open and comfortable atmosphere. Additional highlights include drop-in porcelain sinks in the bathrooms and a tankless gas water heater, rounding out a thoughtfully designed home with unique finishes and everyday convenience.

19. 2026-02-05
    listed $251,200 Active 1232-char remark

    Show marketing remark (1232 chars)

    * Receive up to $10,000 in incentives and a FREE refrigerator and FREE blinds on this MOVE IN READY new construction home! This Energy Star-certified home located in The Cedars is waiting for you! Featuring the Segura Cottage floorplan with 3 bedrooms and 2 bathrooms across 1,521 square feet of living space. Up to 10 pallets of sod enhance the exterior, while a solid beam lintel separates the living and dining areas, adding definition and architectural interest. The kitchen is equipped with custom cabinetry featuring soft-close cabinet doors and included hardware, slab countertops, a 30-inch freestanding range with a microwave hoodvent combo, a deep under-mount equal bowl sink, and a garbage disposal. Vinyl plank flooring extends throughout the home, offering durability and a cohesive look. In the primary bathroom, a garden tub with tile surround is paired with a fiberglass shower insert that includes a glass door and built in seat. The primary bedroom features a vaulted ceiling, creating an open and comfortable atmosphere. Additional highlights include drop-in porcelain sinks in the bathrooms and a tankless gas water heater, rounding out a thoughtfully designed home with unique finishes and everyday convenience.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $38,563
• − Mortgage interest: −$14,071
• − Property taxes: −$3,768
• − Insurance: −$1,256
• − Repairs & maintenance: −$3,085
• − Management: −$3,085
• − HOA: −$456
• − Depreciation: −$7,308
• Taxable income: $5,534
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $7,849/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 Energy Star-certified new construction home is move-in ready with a good condition score and minimal maintenance required.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Install smart home devices — Improves home automation and energy efficiency
• Both Add outdoor lighting — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Improves home automation and energy efficiency ↑
• Both Add outdoor lighting — Enhances safety and curb appeal ↑

ⓘ 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 — 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

• Census place: Carlyss, LA
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-04 Listed $251,200 Zillow
• 2026-02-05 Listed $251,200 SWLAR