1256 Stanford St · Sulphur, LA 70663

$35,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 69 Days on market

Built 1961 5,227 sqft lot ↓ 42% since listing

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• 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

INVESTORS INVESTORS INVESTORS Located in Sulphur this 3-bedroom, 2-bath is ready to be remodeled. Priced to sell AS-IS, was an auction bought property so no history is available. Corner lot with a shop with bath! Flood zone X where flood insurance is not required! Call your agent for a showing today!

Key facts

• 5,227 sq ft lot
• Built 1961
• Listed 68 days

🔨 Auction listing. The $35,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $128,025 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.

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; 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 $885 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 0.99% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (median comp): $128,025
• List price: $35,000
• Delta: -72.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 Lovejoy St	0.08mi	2/2.5 (-1)	1,083 (-2%)	5mo	$125,000	$115	82
1303 Lafargue St	0.07mi	2/1.0 (-1)	1,118 (+2%)	11mo	$138,000	$123	76
1218 E Kent E	0.55mi	2/2.0 (-1)	1,102 (+0%)	1mo	$160,000	$145	68
605 Bowie St	0.25mi	2/2.0 (-1)	1,096 (-0%)	17mo	$118,900	$108	68
618 Phillips St	0.43mi	3/1.0	1,075 (-2%)	13mo	$60,000	$56	62
506 Hickok St	0.18mi	3/1.0	1,250 (+14%)	5mo	$144,900	$116	60
1109 Mathew St	0.31mi	3/2.0	1,225 (+11%)	11mo	$163,000	$133	57
1201 W Crocker St W	0.13mi	2/2.0 (-1)	1,260 (+14%)	11mo	$170,000	$135	55
518 Cherry St	0.62mi	3/2.0	1,148 (+4%)	11mo	$96,200	$84	54
310 Cherry St	0.49mi	3/2.0	1,211 (+10%)	11mo	$170,000	$140	51
719 Landry St	0.46mi	3/1.0	1,253 (+14%)	2mo	$104,000	$83	50
207 N Johnson St N	0.69mi	3/1.5	1,206 (+10%)	15mo	$120,000	$100	37

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-436
• Equity at exit: $19,089

10-year hold

• IRR: 13.3%
• Equity multiple: 2.27×
• Total profit: $45,679
• Equity at exit: $11,069

Cash invested: $35,847 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $222

Break-even live

Break-even rent $985

Max offer price $128,025

Occupancy floor 77%

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: $32,006
• Closing costs: $3,841
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.21mi

Listing history 18 events

1. 2026-06-19
   days on market $35,000 Active 69 DOM
2. 2026-06-18
   days on market $35,000 Active 68 DOM
3. 2026-06-17
   days on market $35,000 Active 67 DOM
4. 2026-06-16
   days on market $35,000 Active 66 DOM
5. 2026-06-15
   days on market $35,000 Active 65 DOM
6. 2026-06-14
   pricedays on market $35,000 Active 63 DOM
7. 2026-06-13
   days on market $38,000 Active 62 DOM
8. 2026-06-10
   days on market $38,000 Active 60 DOM
9. 2026-06-09
   days on market $38,000 Active 59 DOM
10. 2026-06-08
    days on market $38,000 Active 58 DOM
11. 2026-06-07
    days on market $38,000 Active 57 DOM
12. 2026-06-05
    days on market $38,000 Active 54 DOM
13. 2026-06-02
    days on market $38,000 Active 52 DOM
14. 2026-06-01
    days on market $38,000 Active 51 DOM
15. 2026-05-31
    days on market $38,000 Active 50 DOM
16. 2026-05-30
    days on market $38,000 Active 49 DOM
17. 2026-04-11
    listed $38,000 Active 302-char remark

    Show marketing remark (302 chars)

    INVESTORS INVESTORS INVESTORS Located in Sulphur this 3-bedroom, 2-bath is ready to be remodeled. Priced to sell AS-IS, was an auction bought property so no history is available. Corner lot with a shop with bath! Flood zone X where flood insurance is not required! Call your agent for a showing today!

18. 2004-10-01
    soldstatus $65,000

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $643 · $54/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 6/10 Major FEMA zone X (shaded) · 71% 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: $15,197
• − Mortgage interest: −$7,171
• − Property taxes: −$643
• − Insurance: −$640
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,724
• Taxable income: $587
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $2,526/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

-41.5% since first listed

2 events — show timeline

• 2026-04-11 Listed $38,000 SWLAR
• 2004-10-01 Sold (Public Records) $65,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $643 · +0.8% YoY. Source: county tax records.