1001 W Verdine St W · Sulphur, LA 70663

$224,500

24 bd · 12.0 ba · 4,200 sqft · Manufactured · 318 Days on market

Built 2000 0.40 ac lot $53/sqft · 6% below area Est $238k · 6% under

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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 +16.2/30.0
• ARV discount +10.1/15.0
• DSCR +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an investment, look no further. This property includes 5 units (All units are rented). Three units are a 2bed/1 bath, there is also a 3bed/ 1 bath and one 3bed/2 bath. All the trailers have been rented for over $700 a month. Owner currently pays $388.80 a month for Water, Trash, and Sewer. Tenants are responsible for the electricity. All units include a washer, dryer, water heater, Range, and Fridge.

Key facts

• Washer dryer
• Water heater
• Range

Tags

• WASHER DRYER
• WATER HEATER
• RANGE
• FRIDGE

What this means for you Summary

Snapshot

• This is a 24-bed/12.0-bath manufactured listed at $224k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (15.4% below list).
• Recommended offer: $190k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Rents rising fast (+7.7%/yr); 291 active listings in the ZIP; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 35% 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 $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 318 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y ago; this cycle's ask has dropped $65k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,910 (15.4% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 15% 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 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. 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: 0.85% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (median comp): $238,364
• List price: $224,500
• Delta: -5.82%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.65% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.69×
• Total profit: $-19,564
• Equity at exit: $33,474

10-year hold

• IRR: 6.2%
• Equity multiple: 1.55×
• Total profit: $34,452
• Equity at exit: $19,411

Cash invested: $62,860 (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: 291
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,899 medium
• Mortgage (P&I): −$1,177
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $119

Break-even live

Break-even rent $1,748

Max offer price $224,500

Occupancy floor 89%

Sensitivity live

Price	-10% $246	-5% $183	+0% $119	+5% $56	+10% $-8
Rent	-10% $-31	-5% $44	+0% $119	+5% $194	+10% $269
Rate	-1.0pp $232	-0.5pp $176	base $119	+0.5pp $61	+1.0pp $2

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: $56,125
• Closing costs: $6,735
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-19
   days on market $224,500 Active 318 DOM
2. 2026-06-18
   days on market $224,500 Active 317 DOM
3. 2026-06-17
   days on market $224,500 Active 316 DOM
4. 2026-06-16
   days on market $224,500 Active 315 DOM
5. 2026-06-15
   days on market $224,500 Active 314 DOM
6. 2026-06-14
   days on market $224,500 Active 312 DOM
7. 2026-06-13
   days on market $224,500 Active 311 DOM
8. 2026-06-10
   days on market $224,500 Active 309 DOM
9. 2026-06-09
   days on market $224,500 Active 308 DOM
10. 2026-06-08
    days on market $224,500 Active 307 DOM
11. 2026-06-07
    days on market $224,500 Active 306 DOM
12. 2026-06-05
    days on market $224,500 Active 303 DOM
13. 2026-06-02
    days on market $224,500 Active 301 DOM
14. 2026-06-01
    days on market $224,500 Active 300 DOM
15. 2026-05-31
    days on market $224,500 Active 299 DOM
16. 2026-05-30
    days on market $224,500 Active 298 DOM
17. 2026-04-14
    price $224,500 415-char remark

    Show marketing remark (415 chars)

    Looking for an investment, look no further. This property includes 5 units (All units are rented). Three units are a 2bed/1 bath, there is also a 3bed/ 1 bath and one 3bed/2 bath. All the trailers have been rented for over $700 a month. Owner currently pays $388.80 a month for Water, Trash, and Sewer. Tenants are responsible for the electricity. All units include a washer, dryer, water heater, Range, and Fridge.

18. 2026-01-07
    price $249,500 415-char remark

    Show marketing remark (415 chars)

    Looking for an investment, look no further. This property includes 5 units (All units are rented). Three units are a 2bed/1 bath, there is also a 3bed/ 1 bath and one 3bed/2 bath. All the trailers have been rented for over $700 a month. Owner currently pays $388.80 a month for Water, Trash, and Sewer. Tenants are responsible for the electricity. All units include a washer, dryer, water heater, Range, and Fridge.

19. 2025-08-08
    price $275,000 415-char remark

    Show marketing remark (415 chars)

    Looking for an investment, look no further. This property includes 5 units (All units are rented). Three units are a 2bed/1 bath, there is also a 3bed/ 1 bath and one 3bed/2 bath. All the trailers have been rented for over $700 a month. Owner currently pays $388.80 a month for Water, Trash, and Sewer. Tenants are responsible for the electricity. All units include a washer, dryer, water heater, Range, and Fridge.

20. 2025-05-30
    historical $795
21. 2025-05-16
    listed $289,500 Active 415-char remark

    Show marketing remark (415 chars)

    Looking for an investment, look no further. This property includes 5 units (All units are rented). Three units are a 2bed/1 bath, there is also a 3bed/ 1 bath and one 3bed/2 bath. All the trailers have been rented for over $700 a month. Owner currently pays $388.80 a month for Water, Trash, and Sewer. Tenants are responsible for the electricity. All units include a washer, dryer, water heater, Range, and Fridge.

22. 2025-05-10
    listed $795
23. 2025-05-10
    historical $795
24. 2025-03-28
    listed $795
25. 2025-03-28
    historical $795
26. 2025-03-28
    listed $795
27. 2025-03-28
    historical $795
28. 2025-01-29
    listed $795
29. 2024-08-01
    historical
30. 2024-07-25
    listed
31. 2024-01-18
    historical
32. 2023-08-30
    listed
33. 2023-08-22
    historical
34. 2023-08-20
    listed
35. 2023-08-14
    historical
36. 2023-08-07
    listed
37. 2023-07-31
    historical
38. 2021-09-17
    soldstatus $213,000
39. 2018-04-09
    soldstatus 175-char remark

    Show marketing remark (175 chars)

    This rent is by the week, owner pays up to $200 in utilities - garbage, electric and water. Total rental income for the month is $4,860. Mobile home 3 and 5 have window units.

40. 2017-05-24
    listed $145,000 175-char remark

    Show marketing remark (175 chars)

    This rent is by the week, owner pays up to $200 in utilities - garbage, electric and water. Total rental income for the month is $4,860. Mobile home 3 and 5 have window units.

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $1,323 · $110/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $22,789
• − Mortgage interest: −$12,575
• − Property taxes: −$1,323
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$6,531
• Taxable loss: −$2,409
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $2,008/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

+54.8% since first listed

24 events — show timeline

• 2026-04-14 Price Changed $224,500 SWLAR
• 2026-01-07 Price Changed $249,500 SWLAR
• 2025-08-08 Price Changed $275,000 SWLAR
• 2025-05-30 Rental Removed $795 LEASESTAR
• 2025-05-16 Listed $289,500 SWLAR
• 2025-05-10 Listed for Rent $795 LEASESTAR
• 2025-05-10 Rental Removed $795 LEASESTAR
• 2025-03-28 Listed for Rent $795 LEASESTAR
• 2025-03-28 Rental Removed $795 LEASESTAR
• 2025-03-28 Listed for Rent $795 LEASESTAR
• 2025-03-28 Rental Removed $795 LEASESTAR
• 2025-01-29 Listed for Rent $795 LEASESTAR
• 2024-08-01 Rental Removed — LEASESTAR
• 2024-07-25 Listed for Rent — LEASESTAR
• 2024-01-18 Rental Removed — LEASESTAR
• 2023-08-30 Listed for Rent — LEASESTAR
• 2023-08-22 Rental Removed — LEASESTAR
• 2023-08-20 Listed for Rent — LEASESTAR
• 2023-08-14 Rental Removed — LEASESTAR
• 2023-08-07 Listed for Rent — LEASESTAR
• 2023-07-31 Rental Removed — LEASESTAR
• 2021-09-17 Sold (Public Records) $213,000 Public Records
• 2018-04-09 Sold (MLS) — SWLAR
• 2017-05-24 Listed $145,000 SWLAR

Property tax history

+30.8%/yr

Latest (2025): $1,323 · +0.8% YoY. Source: county tax records.