Dalton IV H Plan · Carlyss, LA 70665

$229,990

3 bd · 2.0 ba · 1,629 sqft · SingleFamily · 284 Days on market

Good 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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Dalton IV H by DSLD Homes offers an exceptional blend of comfort, style, and energy efficiency. With 1,629 square feet of living space and a total area of 2,194 square feet, this thoughtfully designed home features a highly functional open floor plan that seamlessly connects the living, dining, and kitchen areas. Ideal for families or those seeking extra space, this home includes three spacious bedrooms and two full bathrooms. The exterior of the home combines brick and siding to create a beautiful, low-maintenance façade that adds curb appeal and lasting durability. Inside, the master suite is designed to offer a serene retreat, with a double vanity, a relaxing garden tub, a separate master shower, and generous walk-in master closets. The heart of the home is the well-appointed kitchen, featuring recessed can lighting and a convenient walk-in pantry, making it both functional and stylish for everyday living and entertaining. Additional highlights of the Dalton IV H include a two-car garage for extra storage and convenience, as well as a covered rear patio - perfect for enjoying outdoor meals or relaxing after a long day. With its energy-efficient design, high-quality finishes, and thoughtful layout, the Dalton IV H offers an ideal living space that combines modern amenities with timeless appeal. Whether you're looking for more space, style, or savings, this home delivers it all.

Key facts

• Double vanity
• Open floor plan
• Covered rear patio

Tags

• OPEN FLOOR PLAN
• BRICK AND SIDING
• DOUBLE VANITY
• GARDEN TUB
• WALK-IN PANTRY
• COVERED REAR PATIO

🏗️ New construction. The $229,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $263,845.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.

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: schools F, crime D-, amenities 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; 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 $8k 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 284 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,391 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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?
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: 0.96% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $263,845
• List price: $229,990
• Delta: -12.83%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
470 Garren Ln	0.03mi	3/2.0	1,686 (+4%)	23mo	$232,900	$138	74
222 Tara St	0.36mi	4/2.0 (+1)	1,800 (+10%)	20mo	$155,000	$86	44
5142 La-27	0.50mi	3/1.0	1,503 (-8%)	24mo	$140,000	$93	40
5231 Winnie Dr	0.50mi	4/3.0 (+1)	1,841 (+13%)	9mo	$275,000	$149	38

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-31,470
• Equity at exit: $39,340

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-12,767
• Equity at exit: $22,812

Cash invested: $73,877 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,532 medium
• Mortgage (P&I): −$1,384
• Tax est. 1.5%: −$330 /mo · $3,958/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $177

Break-even live

Break-even rent $2,308

Max offer price $263,845

Occupancy floor 88%

Sensitivity live

Price	-10% $359	-5% $268	+0% $177	+5% $85	+10% $-6
Rent	-10% $-23	-5% $77	+0% $177	+5% $277	+10% $377
Rate	-1.0pp $309	-0.5pp $244	base $177	+0.5pp $108	+1.0pp $39

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: $65,961
• Closing costs: $7,915
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $229,990 Active 284 DOM
2. 2026-06-18
   days on market $229,990 Active 283 DOM
3. 2026-06-17
   days on market $229,990 Active 282 DOM
4. 2026-06-16
   days on market $229,990 Active 281 DOM
5. 2026-06-15
   days on market $229,990 Active 280 DOM
6. 2026-06-14
   days on market $229,990 Active 278 DOM
7. 2026-06-13
   days on market $229,990 Active 277 DOM
8. 2026-06-10
   days on market $229,990 Active 275 DOM
9. 2026-06-09
   days on market $229,990 Active 274 DOM
10. 2026-06-08
    days on market $229,990 Active 273 DOM
11. 2026-06-07
    days on market $229,990 Active 272 DOM
12. 2026-06-05
    days on market $229,990 Active 269 DOM
13. 2026-06-02
    days on market $229,990 Active 267 DOM
14. 2026-06-01
    days on market $229,990 Active 266 DOM
15. 2026-05-31
    days on market $229,990 Active 265 DOM
16. 2026-05-30
    pricedays on market $229,990 Active 264 DOM
17. 2026-05-14
    price $228,990 1413-char remark

    Show marketing remark (1413 chars)

    The Dalton IV H by DSLD Homes offers an exceptional blend of comfort, style, and energy efficiency. With 1,629 square feet of living space and a total area of 2,194 square feet, this thoughtfully designed home features a highly functional open floor plan that seamlessly connects the living, dining, and kitchen areas. Ideal for families or those seeking extra space, this home includes three spacious bedrooms and two full bathrooms. The exterior of the home combines brick and siding to create a beautiful, low-maintenance façade that adds curb appeal and lasting durability. Inside, the master suite is designed to offer a serene retreat, with a double vanity, a relaxing garden tub, a separate master shower, and generous walk-in master closets. The heart of the home is the well-appointed kitchen, featuring recessed can lighting and a convenient walk-in pantry, making it both functional and stylish for everyday living and entertaining. Additional highlights of the Dalton IV H include a two-car garage for extra storage and convenience, as well as a covered rear patio - perfect for enjoying outdoor meals or relaxing after a long day. With its energy-efficient design, high-quality finishes, and thoughtful layout, the Dalton IV H offers an ideal living space that combines modern amenities with timeless appeal. Whether you're looking for more space, style, or savings, this home delivers it all.

18. 2025-09-09
    listed $224,990 Active 1413-char remark

    Show marketing remark (1413 chars)

    The Dalton IV H by DSLD Homes offers an exceptional blend of comfort, style, and energy efficiency. With 1,629 square feet of living space and a total area of 2,194 square feet, this thoughtfully designed home features a highly functional open floor plan that seamlessly connects the living, dining, and kitchen areas. Ideal for families or those seeking extra space, this home includes three spacious bedrooms and two full bathrooms. The exterior of the home combines brick and siding to create a beautiful, low-maintenance façade that adds curb appeal and lasting durability. Inside, the master suite is designed to offer a serene retreat, with a double vanity, a relaxing garden tub, a separate master shower, and generous walk-in master closets. The heart of the home is the well-appointed kitchen, featuring recessed can lighting and a convenient walk-in pantry, making it both functional and stylish for everyday living and entertaining. Additional highlights of the Dalton IV H include a two-car garage for extra storage and convenience, as well as a covered rear patio - perfect for enjoying outdoor meals or relaxing after a long day. With its energy-efficient design, high-quality finishes, and thoughtful layout, the Dalton IV H offers an ideal living space that combines modern amenities with timeless appeal. Whether you're looking for more space, style, or savings, this home delivers it all.

ⓘ 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: $30,379
• − Mortgage interest: −$14,779
• − Property taxes: −$3,958
• − Insurance: −$1,319
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − Depreciation: −$7,675
• Taxable loss: −$2,213
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $2,650/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

Good 80/100 Cosmetic rehab

The Dalton IV H by DSLD Homes is in good condition with a good exterior and landscaping. A fresh coat of paint and some landscaping improvements would significantly enhance its curb appeal and property value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and longevity
• Both Landscaping improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and longevity ↑
• Both Landscaping improvements — Enhances curb appeal and property 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 — 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

+1.8% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $228,990 Zillow
• 2025-09-09 Listed $224,990 Zillow