Lakeview Plan · Sulphur, LA 70665

$262,500

5 bd · 3.0 ba · 2,087 sqft · SingleFamily · 640 Days on market

Good condition

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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 MLS

The Lakeview features a single-story layout with five bedrooms and three bathrooms. This floor plan is unique in that it offers a three-way split floor plan. The entrance leads into a foyer that connects to two of the secondary bedrooms. These bedrooms are adjacent to the first of three full bathrooms. Moving forward through the foyer, it flows into an open concept area that includes the kitchen, dining, and living room. The kitchen is equipped with a walk-in pantry and an island with a double sink, and stainless steel appliances. The living room is spacious and opens to a covered patio for outdoor enjoyment. The dining area provides access to the two-car garage, which includes attic access for additional storage. Off the living room, a hallway leads to two more secondary bedrooms and access to a second full bathroom. The primary suite, is located at the rear of the home, ensuring privacy. It includes an ensuite bathroom with a spacious tub shower, dedicated shelving for towels and linens, and a large walk-in closet. The utility room with washer and dryer connections is situated across from the primary suite allowing functionality and convenience. The Lakeview offers a practical layout that combines privacy and open spaces, making it ideal for larger families, multi-generational living, or individuals looking for versatility in their living spaces. In addition, the homes include fully sodded yards and is equipped with our Smart Home Technology products that are designed t

Key facts

• 2 garage spots
• Listed 639 days

🏗️ New construction. The $262,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,267.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $262k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $262k).
• Recommended offer: $231k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: 236 active listings in the ZIP; 1 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 $9k 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 $82k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 640 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

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 $231,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 640 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: 1.50% ✓
• Cap rate: 12.17%
• Cash-on-cash: 21.01%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $294,267
• List price: $262,500
• Delta: -10.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Leawood Ave	0.09mi	4/2.0 (-1)	1,959 (-6%)	2mo	$225,000	$115	75
339 Oak Hampton Dr	0.14mi	4/2.0 (-1)	2,004 (-4%)	23mo	$230,000	$115	59
213 Pipers Ln	0.21mi	4/2.0 (-1)	1,817 (-13%)	4mo	$248,000	$136	56
309 Sawyer Dr	0.11mi	4/2.0 (-1)	1,786 (-14%)	11mo	$239,500	$134	52
279 Oak Hampton Dr	0.19mi	4/2.0 (-1)	1,899 (-9%)	20mo	$231,000	$122	51
129 Haygood Pt	0.43mi	4/2.5 (-1)	1,982 (-5%)	22mo	$1,630	$1	46
252 Long Hill Dr	0.54mi	4/2.0 (-1)	1,885 (-10%)	21mo	$231,000	$123	32
315 Dahlia Ln	0.73mi	4/2.0 (-1)	1,895 (-9%)	13mo	$298,000	$157	31

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: 13.5%
• Equity multiple: 1.54×
• Total profit: $44,249
• Equity at exit: $43,876

10-year hold

• IRR: 22.3%
• Equity multiple: 2.91×
• Total profit: $157,094
• Equity at exit: $25,443

Cash invested: $82,395 (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: 5.0×

Monthly cashflow live

• Estimated rent: $4,400 medium
• Mortgage (P&I): −$1,543
• Tax est. 1.5%: −$368 /mo · $4,414/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $1,442

Break-even live

Break-even rent $2,574

Max offer price $294,267

Occupancy floor 62%

Sensitivity live

Price	-10% $1,646	-5% $1,544	+0% $1,442	+5% $1,341	+10% $1,239
Rent	-10% $1,095	-5% $1,269	+0% $1,442	+5% $1,616	+10% $1,790
Rate	-1.0pp $1,591	-0.5pp $1,517	base $1,442	+0.5pp $1,366	+1.0pp $1,289

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: $73,567
• Closing costs: $8,828
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.15mi

Listing history 17 events

1. 2026-06-19
   days on market $262,500 Active 640 DOM
2. 2026-06-18
   days on market $262,500 Active 639 DOM
3. 2026-06-17
   days on market $262,500 Active 638 DOM
4. 2026-06-16
   days on market $262,500 Active 637 DOM
5. 2026-06-15
   days on market $262,500 Active 636 DOM
6. 2026-06-14
   days on market $262,500 Active 634 DOM
7. 2026-06-13
   days on market $262,500 Active 633 DOM
8. 2026-06-10
   days on market $262,500 Active 631 DOM
9. 2026-06-09
   days on market $262,500 Active 630 DOM
10. 2026-06-08
    days on market $262,500 Active 629 DOM
11. 2026-06-07
    days on market $262,500 Active 628 DOM
12. 2026-06-05
    days on market $262,500 Active 625 DOM
13. 2026-06-02
    days on market $262,500 Active 623 DOM
14. 2026-06-01
    days on market $262,500 Active 622 DOM
15. 2026-05-31
    days on market $262,500 Active 621 DOM
16. 2026-05-30
    days on market $262,500 Active 620 DOM
17. 2024-09-17
    listed $262,500 Active 1496-char remark

    Show marketing remark (1496 chars)

    The Lakeview features a single-story layout with five bedrooms and three bathrooms. This floor plan is unique in that it offers a three-way split floor plan. The entrance leads into a foyer that connects to two of the secondary bedrooms. These bedrooms are adjacent to the first of three full bathrooms. Moving forward through the foyer, it flows into an open concept area that includes the kitchen, dining, and living room. The kitchen is equipped with a walk-in pantry and an island with a double sink, and stainless steel appliances. The living room is spacious and opens to a covered patio for outdoor enjoyment. The dining area provides access to the two-car garage, which includes attic access for additional storage. Off the living room, a hallway leads to two more secondary bedrooms and access to a second full bathroom. The primary suite, is located at the rear of the home, ensuring privacy. It includes an ensuite bathroom with a spacious tub shower, dedicated shelving for towels and linens, and a large walk-in closet. The utility room with washer and dryer connections is situated across from the primary suite allowing functionality and convenience. The Lakeview offers a practical layout that combines privacy and open spaces, making it ideal for larger families, multi-generational living, or individuals looking for versatility in their living spaces. In addition, the homes include fully sodded yards and is equipped with our Smart Home Technology products that are designed t

ⓘ 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 (unshaded) · 23% 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: $52,800
• − Mortgage interest: −$16,484
• − Property taxes: −$4,414
• − Insurance: −$1,471
• − Repairs & maintenance: −$4,224
• − Management: −$4,224
• − Depreciation: −$8,560
• Taxable income: $13,423
• Est. tax owed @ 24.0%: −$3,221
• After-tax cash flow: $14,087/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 · 13 photos

Good 80/100 Cosmetic rehab

This single-story home features a three-way split floor plan with five bedrooms and three bathrooms. The interior is in good condition with modern finishes and a spacious layout. The exterior is well-maintained with a clean driveway and sidewalks.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ 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

1 event — show timeline

• 2024-09-17 Listed $262,500 Zillow