644 Lori Ln · Carlyss, LA 70665

$249,000

4 bd · 3.0 ba · 2,880 sqft · Manufactured · 8 Days on market

Built 2007 2.30 ac lot

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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
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you’ve been looking for space, privacy, and a setup for your farm animals this one is it. Situated on 2 beautiful acres in Carlyss at the end of a dead-end road, this 4-bedroom, 3-bath home offers the kind of peaceful setting that’s hard to find. On the inside you will find an open concept floor plan featuring 2 fireplaces, 2 living areas and an office! Master Suite offers a huge soaking tub and his and her vanities! Plenty of cabinet and countertop space adorn the kitchen, perfect for entertaining. Outside You’ll find a 30x30 shop/garage perfect for storage, hobbies, or work space, along with a fully insulated, climate-controlled she- shed/office that’s ideal for

Key facts

• Office
• 2 fireplaces
• Huge soaking tub

Tags

• 2 BEAUTIFUL ACRES
• OPEN CONCEPT FLOOR PLAN
• 2 FIREPLACES
• 2 LIVING AREAS
• OFFICE
• HUGE SOAKING TUB

Property features AI

Exterior

• Utilities: Public water; Private sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home; Single-story; Raised foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Fenced yard with wood fencing; Rectangular lot; Shed(s); Workshop

Interior

• Kitchen: Electric oven; Electric range
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric water heater; No fireplace; Appliances included

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $249k).
• Cap rate 27.7% vs local median 8.3% in Carlyss — 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 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: Cypress Cove Elementary School (math 42% / reading 60%, grade C-, #120 of 646 statewide, top 19%, 512 students, 61% 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 52% FRL track the district average.
• 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $125k; list at $249k implies a 99% gain — meaningful room to come down on a strong offer.

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 $249,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 3.01% ✓
• Cap rate: 27.68%
• Cash-on-cash: 76.40%
• DSCR: 4.40
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.3%
• Equity multiple: 4.48×
• Total profit: $242,320
• Equity at exit: $37,127

10-year hold

• IRR: 80.0%
• Equity multiple: 9.25×
• Total profit: $574,903
• Equity at exit: $21,529

Cash invested: $69,720 (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: 2.8×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $4,439

Break-even live

Break-even rent $1,881

Max offer price $249,000

Occupancy floor 36%

Sensitivity live

Price	-10% $4,580	-5% $4,509	+0% $4,439	+5% $4,368	+10% $4,298
Rent	-10% $3,846	-5% $4,142	+0% $4,439	+5% $4,735	+10% $5,031
Rate	-1.0pp $4,564	-0.5pp $4,502	base $4,439	+0.5pp $4,374	+1.0pp $4,308

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
451 A a Meyers Rd Sulphur, LA	5.0	3.0	3076	$7,500	$2.44	44d	1	1.14mi

Listing history 6 events

1. 2026-05-15
   status Pending
2. 2026-05-14
   status Active
3. 2026-05-01
   status Pending
4. 2026-04-24
   listed $249,000 Active
5. 2012-09-06
   soldstatus $125,000
6. 1994-11-18
   soldstatus $35,500

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$448/yr (+$37/mo · 48.5%)

ⓘ 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) · 57% 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: $90,000
• − Mortgage interest: −$13,948
• − Property taxes: −$922
• − Insurance: −$1,245
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − Depreciation: −$7,244
• Taxable income: $52,242
• Est. tax owed @ 24.0%: −$12,538
• After-tax cash flow: $40,726/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 — 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

+601.4% since first listed

6 events — show timeline

• 2026-05-15 Pending — SWLAR
• 2026-05-14 Relisted — SWLAR
• 2026-05-01 Pending — SWLAR
• 2026-04-24 Listed $249,000 SWLAR
• 2012-09-06 Sold (Public Records) $125,000 Public Records
• 1994-11-18 Sold (Public Records) $35,500 Public Records

Property tax history

-0.7%/yr

Latest (2025): $922 · +1.2% YoY. Source: county tax records.