508 S Crocker St S · Sulphur, LA 70663

$158,000

3 bd · 2.0 ba · 1,297 sqft · SingleFamily · 44 Days on market

Built 1962 6,969 sqft lot $122/sqft · 12% above area Est $141k · 12% over

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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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and move-in ready 3 bedroom, 2 bathroom home offering a great blend of comfort, functionality, and outdoor space! Step inside to a spacious living area featuring vaulted ceilings, creating an open and airy feel perfect for relaxing or entertaining. The kitchen offers ample cabinetry, generous counter space, and a functional layout that flows seamlessly into the main living area. The home features well-sized bedrooms and two full bathrooms. Outside, enjoy a large fully fenced backyard with plenty of room for pets, play, or future additions. The brand new covered back patio offers a perfectly secluded spot to relax and unwind, while the new exterior HVAC unit provides peace of mind for efficiency. Located in Flood Zone X (where flood insurance is not typically required). Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this home is a great option with solid features and room to make it your own! * * Home is virtually staged.

Key facts

• Ample cabinetry
• Spacious living area
• Covered back patio

Tags

• SPACIOUS LIVING AREA
• VAULTED CEILINGS
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• FULLY FENCED BACKYARD
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $153k (3.0% 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+, 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: Frasch Elementary School (math 44% / reading 63%, grade C, #100 of 646 statewide, top 16%, 539 students, 48% 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 48% FRL track the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 294 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 31% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $44k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $153,260 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.06% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (median comp): $140,564
• List price: $158,000
• Delta: 12.40%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
760 W Phillips St W	0.25mi	3/2.0	1,366 (+5%)	9mo	$157,000	$115	72
506 Hickok St	0.33mi	3/1.0	1,250 (-4%)	5mo	$144,900	$116	70
1204 S Crocker St S	0.36mi	3/1.0	1,292 (-0%)	10mo	$119,000	$92	70
728 W Lyons St W	0.51mi	3/1.0	1,305 (+1%)	2mo	$73,000	$56	70
615 W Burton St St	0.52mi	3/1.0	1,315 (+1%)	5mo	$109,999	$84	66
1201 W Crocker St W	0.34mi	2/2.0 (-1)	1,260 (-3%)	11mo	$170,000	$135	65
310 Cherry St	0.34mi	3/2.0	1,211 (-7%)	11mo	$170,000	$140	64
1109 Mathew St	0.39mi	3/2.0	1,225 (-6%)	11mo	$163,000	$133	64
505 Custer St	0.42mi	3/1.0	1,406 (+8%)	2mo	$85,000	$60	61
310 Pitre St	0.65mi	3/2.0	1,432 (+10%)	4mo	$152,500	$106	49
518 Cherry St	0.52mi	3/2.0	1,148 (-12%)	11mo	$96,200	$84	47
1303 Lafargue St	0.43mi	2/1.0 (-1)	1,118 (-14%)	11mo	$138,000	$123	39

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,584
• Equity at exit: $23,558

10-year hold

• IRR: 16.0%
• Equity multiple: 2.56×
• Total profit: $69,234
• Equity at exit: $13,661

Cash invested: $44,240 (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: 294
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $346

Break-even live

Break-even rent $1,237

Max offer price $158,000

Occupancy floor 74%

Sensitivity live

Price	-10% $435	-5% $391	+0% $346	+5% $301	+10% $256
Rent	-10% $214	-5% $280	+0% $346	+5% $412	+10% $478
Rate	-1.0pp $425	-0.5pp $386	base $346	+0.5pp $305	+1.0pp $263

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	14d	1	0.85mi
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	14d	1	1.16mi
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	45d	1	1.27mi

Listing history 11 events

1. 2026-05-11
   price $158,000 1009-char remark

   Show marketing remark (1009 chars)

   Welcome to this charming and move-in ready 3 bedroom, 2 bathroom home offering a great blend of comfort, functionality, and outdoor space! Step inside to a spacious living area featuring vaulted ceilings, creating an open and airy feel perfect for relaxing or entertaining. The kitchen offers ample cabinetry, generous counter space, and a functional layout that flows seamlessly into the main living area. The home features well-sized bedrooms and two full bathrooms. Outside, enjoy a large fully fenced backyard with plenty of room for pets, play, or future additions. The brand new covered back patio offers a perfectly secluded spot to relax and unwind, while the new exterior HVAC unit provides peace of mind for efficiency. Located in Flood Zone X (where flood insurance is not typically required). Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this home is a great option with solid features and room to make it your own! * * Home is virtually staged.

2. 2026-04-14
   listed $160,000 Active 1009-char remark

   Show marketing remark (1009 chars)

   Welcome to this charming and move-in ready 3 bedroom, 2 bathroom home offering a great blend of comfort, functionality, and outdoor space! Step inside to a spacious living area featuring vaulted ceilings, creating an open and airy feel perfect for relaxing or entertaining. The kitchen offers ample cabinetry, generous counter space, and a functional layout that flows seamlessly into the main living area. The home features well-sized bedrooms and two full bathrooms. Outside, enjoy a large fully fenced backyard with plenty of room for pets, play, or future additions. The brand new covered back patio offers a perfectly secluded spot to relax and unwind, while the new exterior HVAC unit provides peace of mind for efficiency. Located in Flood Zone X (where flood insurance is not typically required). Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this home is a great option with solid features and room to make it your own! * * Home is virtually staged.

3. 2021-10-08
   soldstatus 319-char remark

   Show marketing remark (319 chars)

   Cottage style home with Cathedral ceilings in the living room and Master Bedroom. Eat in Kitchen with lots of Storage. Home conveniently lies in the city limits of Sulphur and is in move-in ready condition. Sitting in flood zone X where flood insurance is not typically required. Large wood Deck in the Fenced Backyard.

4. 2021-10-08
   soldstatus $150,000

   Show marketing remark (319 chars)

   Cottage style home with Cathedral ceilings in the living room and Master Bedroom. Eat in Kitchen with lots of Storage. Home conveniently lies in the city limits of Sulphur and is in move-in ready condition. Sitting in flood zone X where flood insurance is not typically required. Large wood Deck in the Fenced Backyard.

5. 2021-08-23
   listed $159,900 319-char remark

   Show marketing remark (319 chars)

   Cottage style home with Cathedral ceilings in the living room and Master Bedroom. Eat in Kitchen with lots of Storage. Home conveniently lies in the city limits of Sulphur and is in move-in ready condition. Sitting in flood zone X where flood insurance is not typically required. Large wood Deck in the Fenced Backyard.

6. 2018-11-09
   soldstatus
7. 2018-11-09
   listed $138,000
8. 2018-11-09
   soldstatus $138,000
9. 2014-01-22
   soldstatus $110,000
10. 2011-07-14
    soldstatus $104,000
11. 1996-09-27
    soldstatus $15,000

ⓘ 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: $994 · $83/mo
• Projected year-2 tax: $994 · $83/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $20,098
• − Mortgage interest: −$8,850
• − Property taxes: −$994
• − Insurance: −$790
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$4,596
• Taxable income: $1,651
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $3,754/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

+953.3% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $158,000 SWLAR
• 2026-04-14 Listed $160,000 SWLAR
• 2021-10-08 Sold (Public Records) $150,000 Public Records
• 2021-10-08 Sold (MLS) — SWLAR
• 2021-08-23 Listed $159,900 SWLAR
• 2018-11-09 Sold (Public Records) $138,000 Public Records
• 2018-11-09 Listed $138,000 SWLAR
• 2018-11-09 Sold (MLS) — SWLAR
• 2014-01-22 Sold (Public Records) $110,000 Public Records
• 2011-07-14 Sold (Public Records) $104,000 Public Records
• 1996-09-27 Sold (Public Records) $15,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $994 · +0.8% YoY. Source: county tax records.