2212 Bon Vie Dr · Carlyss, LA 70665

$248,000

4 bd · 2.0 ba · 2,664 sqft · SingleFamily · 320 Days on market

Built 1980 Good condition 0.46 ac lot $93/sqft · 17% below area Est $300k · 17% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2212 Bonvie Drive — a rare find in one of Sulphur’s most beautiful neighborhoods! Nestled beneath a canopy of mature oak trees, this charming 4-bedroom, 2-bath home offers the perfect blend of comfort, space, and natural beauty. Situated on a peaceful street and backing up to the old Carlyss golf course, the setting provides privacy and scenic views you’ll enjoy year-round. Step outside and relax in the backyard gazebo, ideal for quiet mornings or entertaining guests. A spacious metal shop offers room for hobbies or storage. With great curb appeal, an established yard, and a quiet, picturesque location, this property has all the ingredients for a dream home. Motivated sellers are ready to make a deal—don’t miss your opportunity to own a slice of serenity in Carlyss. Schedule your private tour today! Property has an option for lease - Contact listing agent for more details.

Key facts

• Backyard gazebo
• Established yard
• Spacious metal shop

Tags

• BACKING UP TO GOLF COURSE
• BACKYARD GAZEBO
• SPACIOUS METAL SHOP
• ESTABLISHED YARD
• QUIET PICTURESQUE LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $248k. 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 $248k).
• Recommended offer: $218k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 $69k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $218,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.81% ✓
• Cap rate: 15.20%
• Cash-on-cash: 31.82%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (median comp): $299,986
• List price: $248,000
• Delta: -17.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1760 Seville St	0.62mi	5/2.5 (+1)	2,706 (+2%)	1mo	$472,000	$174	60
2061 S Red Oak Forest Ln	0.38mi	4/2.5	2,350 (-12%)	7mo	$330,000	$140	55
2023 Oak Leaf Forest Dr	0.47mi	3/2.5 (-1)	2,890 (+8%)	19mo	$497,000	$172	41

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: 17.9%
• Equity multiple: 1.72×
• Total profit: $50,239
• Equity at exit: $36,978

10-year hold

• IRR: 26.4%
• Equity multiple: 3.32×
• Total profit: $161,101
• Equity at exit: $21,443

Cash invested: $69,440 (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: 4.6×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$1,301
• Tax est. 1.5%: −$310 /mo · $3,720/yr
• Insurance: −$103
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $1,415

Break-even live

Break-even rent $2,709

Max offer price $248,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,586	-5% $1,500	+0% $1,415	+5% $1,329	+10% $1,243
Rent	-10% $1,059	-5% $1,237	+0% $1,415	+5% $1,592	+10% $1,770
Rate	-1.0pp $1,539	-0.5pp $1,478	base $1,415	+0.5pp $1,350	+1.0pp $1,285

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2385 Leonard Rd Sulphur, LA	4.0	2.0	2723	$4,500	$1.65	45d	1	0.52mi

Listing history 21 events

1. 2026-06-21
   days on market $248,000 Active 320 DOM
2. 2026-06-19
   days on market $248,000 Active 318 DOM
3. 2026-06-18
   days on market $248,000 Active 317 DOM
4. 2026-06-17
   days on market $248,000 Active 316 DOM
5. 2026-06-16
   days on market $248,000 Active 315 DOM
6. 2026-06-15
   days on market $248,000 Active 314 DOM
7. 2026-06-14
   days on market $248,000 Active 312 DOM
8. 2026-06-13
   days on market $248,000 Active 311 DOM
9. 2026-06-10
   days on market $248,000 Active 309 DOM
10. 2026-06-09
    days on market $248,000 Active 308 DOM
11. 2026-06-08
    days on market $248,000 Active 307 DOM
12. 2026-06-07
    days on market $248,000 Active 306 DOM
13. 2026-06-05
    days on market $248,000 Active 303 DOM
14. 2026-06-02
    days on market $248,000 Active 301 DOM
15. 2026-06-01
    days on market $248,000 Active 300 DOM
16. 2026-05-31
    days on market $248,000 Active 299 DOM
17. 2026-05-30
    days on market $248,000 Active 298 DOM
18. 2025-10-19
    price $248,000 927-char remark

    Show marketing remark (927 chars)

    Welcome to 2212 Bonvie Drive — a rare find in one of Sulphur’s most beautiful neighborhoods! Nestled beneath a canopy of mature oak trees, this charming 4-bedroom, 2-bath home offers the perfect blend of comfort, space, and natural beauty. Situated on a peaceful street and backing up to the old Carlyss golf course, the setting provides privacy and scenic views you’ll enjoy year-round. Step outside and relax in the backyard gazebo, ideal for quiet mornings or entertaining guests. A spacious metal shop offers room for hobbies or storage. With great curb appeal, an established yard, and a quiet, picturesque location, this property has all the ingredients for a dream home. Motivated sellers are ready to make a deal—don’t miss your opportunity to own a slice of serenity in Carlyss. Schedule your private tour today! Property has an option for lease - Contact listing agent for more details.

19. 2025-07-28
    listed $255,000 Active 927-char remark

    Show marketing remark (927 chars)

    Welcome to 2212 Bonvie Drive — a rare find in one of Sulphur’s most beautiful neighborhoods! Nestled beneath a canopy of mature oak trees, this charming 4-bedroom, 2-bath home offers the perfect blend of comfort, space, and natural beauty. Situated on a peaceful street and backing up to the old Carlyss golf course, the setting provides privacy and scenic views you’ll enjoy year-round. Step outside and relax in the backyard gazebo, ideal for quiet mornings or entertaining guests. A spacious metal shop offers room for hobbies or storage. With great curb appeal, an established yard, and a quiet, picturesque location, this property has all the ingredients for a dream home. Motivated sellers are ready to make a deal—don’t miss your opportunity to own a slice of serenity in Carlyss. Schedule your private tour today! Property has an option for lease - Contact listing agent for more details.

20. 2021-05-28
    soldstatus 337-char remark

    Show marketing remark (337 chars)

    May continue to show for backup offers only. Don't miss out on this great home. Well kept brick home with 4 bedrooms and 2 baths. Spacious open floor plan. Nice kitchen with appliances. Stove top, wall single oven, microwave, dishwasher and refrigerator. Nice deck in backyard. Pretty tree shaded yard. All measurements are more or less.

21. 2021-03-08
    listed $200,000 337-char remark

    Show marketing remark (337 chars)

    May continue to show for backup offers only. Don't miss out on this great home. Well kept brick home with 4 bedrooms and 2 baths. Spacious open floor plan. Nice kitchen with appliances. Stove top, wall single oven, microwave, dishwasher and refrigerator. Nice deck in backyard. Pretty tree shaded yard. All measurements are more or less.

ⓘ 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 7/10 Severe FEMA zone AE · 72% 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: $54,000
• − Mortgage interest: −$13,892
• − Property taxes: −$3,720
• − Insurance: −$6,358
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$7,215
• Taxable income: $14,175
• Est. tax owed @ 24.0%: −$3,402
• After-tax cash flow: $13,573/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 75/100 Cosmetic rehab

This charming 4-bedroom home offers a good condition with a good curb appeal and established yard. Minor touch-ups and maintenance would further enhance its value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ 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 — 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

• 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

+24.0% since first listed

4 events — show timeline

• 2025-10-19 Price Changed $248,000 SWLAR
• 2025-07-28 Listed $255,000 SWLAR
• 2021-05-28 Sold (MLS) — SWLAR
• 2021-03-08 Listed $200,000 SWLAR