Wimbledon IV H Plan · Sulphur, LA 70665

$217,990

3 bd · 2.0 ba · 1,388 sqft · SingleFamily · 941 Days on market

Poor condition

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Why this score? — see what drove the D 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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Siding Exterior - Covered Patio - Recessed Can Lighting in Kitchen - Single Master Vanity - Walk-In Master Closets

Key facts

• 2 garage spots
• Listed 940 days

🏗️ New construction. The $217,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $239,055.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $218k).
• Recommended offer: $192k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 8.8% in Sulphur — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 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 $7k 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.

Negotiation context

• It's been on market 941 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Recommended offer $191,831 (12.0% below list)

Questions for the listing agent

1. It's been on market 941 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $239,055
• List price: $217,990
• Delta: -8.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 Madison Xing	0.30mi	3/2.0	1,452 (+5%)	8mo	$208,000	$143	72
544 Patton St	0.64mi	3/2.0	1,400 (+1%)	1mo	$115,000	$82	68
148 Orchard Ln	0.26mi	3/2.0	1,514 (+9%)	7mo	$207,000	$137	67
324 Long Hill Dr	0.26mi	3/2.0	1,545 (+11%)	13mo	$208,000	$135	58
235 Aston Ln	0.38mi	3/2.0	1,563 (+13%)	10mo	$214,000	$137	53
141 Abella Way	0.37mi	3/2.0	1,570 (+13%)	14mo	$220,000	$140	49
300 Oak Hampton Dr	0.62mi	3/2.0	1,508 (+9%)	15mo	$199,900	$133	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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-29,502
• Equity at exit: $35,644

10-year hold

• IRR: -3.1%
• Equity multiple: 0.80×
• Total profit: $-13,703
• Equity at exit: $20,669

Cash invested: $66,935 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,274 medium
• Mortgage (P&I): −$1,254
• Tax est. 1.5%: −$299 /mo · $3,586/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $144

Break-even live

Break-even rent $2,091

Max offer price $239,055

Occupancy floor 89%

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: $59,764
• Closing costs: $7,172
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	13d	10	0.29mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.42mi

Listing history 17 events

1. 2026-06-19
   days on market $217,990 Active 941 DOM
2. 2026-06-18
   days on market $217,990 Active 940 DOM
3. 2026-06-17
   days on market $217,990 Active 939 DOM
4. 2026-06-16
   days on market $217,990 Active 938 DOM
5. 2026-06-15
   days on market $217,990 Active 937 DOM
6. 2026-06-14
   days on market $217,990 Active 935 DOM
7. 2026-06-13
   days on market $217,990 Active 934 DOM
8. 2026-06-10
   days on market $217,990 Active 932 DOM
9. 2026-06-09
   days on market $217,990 Active 931 DOM
10. 2026-06-08
    days on market $217,990 Active 930 DOM
11. 2026-06-07
    days on market $217,990 Active 929 DOM
12. 2026-06-05
    days on market $217,990 Active 926 DOM
13. 2026-06-02
    days on market $217,990 Active 924 DOM
14. 2026-06-01
    days on market $217,990 Active 923 DOM
15. 2026-05-31
    days on market $217,990 Active 922 DOM
16. 2026-05-30
    pricedays on market $217,990 Active 921 DOM
17. 2023-11-21
    listed $215,990 Active 197-char remark

    Show marketing remark (197 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Siding Exterior - Covered Patio - Recessed Can Lighting in Kitchen - Single Master Vanity - Walk-In Master Closets

ⓘ 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: $27,289
• − Mortgage interest: −$13,391
• − Property taxes: −$3,586
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$6,954
• Taxable loss: −$2,204
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $2,262/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 · 3 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to bring it up to a livable condition. Significant work is needed on the roof, exterior siding, flooring, and interior walls to improve its condition and value.

Repairs flagged

• Major roof — Exposed shingles
• Major exterior siding — Weathered siding
• Major flooring — Worn carpet
• Major interior walls — Painted walls with visible wear

Value-add opportunities

• Both New roof — Improves both resale and rental value
• Both New siding — Enhances curb appeal and value
• Both New flooring — Boosts both resale and rental appeal
• Both Interior paint — Fresh paint improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed shingles	Major	$15,000–50,000
exterior siding · Weathered siding	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New roof — Improves both resale and rental value ↑
• Both New siding — Enhances curb appeal and value ↑
• Both New flooring — Boosts both resale and rental appeal ↑
• Both Interior paint — Fresh paint improves curb appeal 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
• 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

• 2023-11-21 Listed $215,990 Zillow