Brees Plan · Sulphur, LA 70665

$219,500

3 bd · 2.0 ba · 1,444 sqft · SingleFamily · 164 Days on market

Excellent 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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Condition / age +4.8/5.0
• 1% rule +4.7/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore the Brees! A new home floor plan featured in our Mimosa Park community in Sulphur, Louisiana. The Brees plan is a quaint 3 bedroom, 2-bathroom home with 2 car garage across 1,444 square feet. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and comfort. The kitchen features shaker style cabinets, granite countertops and island, tile backsplash and stainless-steel gas range, micro hood, and dishwasher. The primary bedroom has its own attached ensuite bathroom that showcases a spacious walk-in closet with all the room you need to get ready and privacy with a separate door for the toilet. Across from the home you will find the other 2 bedrooms, located across the foyer from the utility room and garage entrance. Whether these rooms become bedrooms, office, or other bonus areas, the options are endless and ideally placed to fit your needs. Every Brees floor plan is built with our quality craftsmanship and attention to detail. The exteriors include 3 sides brick, covered back patios, fully sodded yards, and low maintenance landscape package. Integrated into every floor plan is our Smart Home Technology Package which is designed to make life easier and allow you to control your home from your fingertips. Furthermore, each home comes with our unrivaled warranties and an Energy Star certification, assuring your home is as energy efficient as possible.

Key facts

• Open concept
• Walk-in closet
• Granite countertops

Tags

• OPEN CONCEPT
• SHAKER STYLE CABINETS
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL GAS RANGE
• WALK-IN CLOSET

🏗️ New construction. The $219,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $234,088.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.

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+, health & safety 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.
• Zoned schools: W. T. Henning Elementary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 397 students, 56% 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 51% FRL track the district average.
• Market conditions: 261 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 31% of the median local income ($88k/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 164 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $193,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 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: 0.97% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $234,088
• List price: $219,500
• Delta: -6.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Oak Hampton Dr	0.16mi	3/2.0	1,508 (+4%)	1mo	$210,000	$139	84
300 Oak Hampton Dr	0.14mi	3/2.0	1,508 (+4%)	16mo	$199,900	$133	72
305 Paisley Pkwy	0.15mi	3/2.0	1,618 (+12%)	6mo	$217,000	$134	68
337 Madison Xing	0.51mi	3/2.0	1,452 (+1%)	9mo	$208,000	$143	68
277 Paisley Pkwy	0.21mi	3/2.0	1,616 (+12%)	3mo	$214,000	$132	68
148 Orchard Ln	0.38mi	3/2.0	1,514 (+5%)	8mo	$207,000	$137	67
235 Aston Ln	0.20mi	3/2.0	1,563 (+8%)	11mo	$214,000	$137	67
224 Pipers Ln	0.20mi	3/2.0	1,641 (+14%)	14mo	$233,900	$143	57
141 Abella Way	0.39mi	3/2.0	1,570 (+9%)	16mo	$220,000	$140	54
324 Long Hill Dr	0.49mi	3/2.0	1,545 (+7%)	14mo	$208,000	$135	53
109 Briar Ct	0.64mi	3/2.0	1,642 (+14%)	8mo	$212,500	$129	40

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-26,686
• Equity at exit: $34,903

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-8,661
• Equity at exit: $20,240

Cash invested: $65,544 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 21 under contract
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $235,500 ($156/sqft)
• Median days on market: 157 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +3.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70665

• Active inventory: 261
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,271 medium
• Mortgage (P&I): −$1,228
• Tax est. 1.5%: −$293 /mo · $3,511/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $176

Break-even live

Break-even rent $2,048

Max offer price $234,088

Occupancy floor 87%

Sensitivity live

Price	-10% $338	-5% $257	+0% $176	+5% $95	+10% $14
Rent	-10% $-3	-5% $86	+0% $176	+5% $266	+10% $355
Rate	-1.0pp $294	-0.5pp $236	base $176	+0.5pp $115	+1.0pp $54

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: $58,522
• Closing costs: $7,023
• Club membership (one-time): —
• 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	62d	10	0.26mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	93d	1	1.07mi

Listing history 50 events

1. 2026-08-08
   days on market $219,500 Active 164 DOM
2. 2026-08-07
   days on market $219,500 Active 163 DOM
3. 2026-08-06
   days on market $219,500 Active 162 DOM
4. 2026-08-05
   days on market $219,500 Active 161 DOM
5. 2026-08-04
   days on market $219,500 Active 160 DOM
6. 2026-08-03
   days on market $219,500 Active 159 DOM
7. 2026-07-31
   days on market $219,500 Active 156 DOM
8. 2026-07-29
   days on market $219,500 Active 154 DOM
9. 2026-07-27
   days on market $219,500 Active 152 DOM
10. 2026-07-25
    days on market $219,500 Active 150 DOM
11. 2026-07-23
    days on market $219,500 Active 148 DOM
12. 2026-07-22
    days on market $219,500 Active 147 DOM
13. 2026-07-21
    days on market $219,500 Active 146 DOM
14. 2026-07-18
    days on market $219,500 Active 143 DOM
15. 2026-07-16
    days on market $219,500 Active 141 DOM
16. 2026-07-16
    days on market $219,500 Active 140 DOM
17. 2026-07-14
    days on market $219,500 Active 139 DOM
18. 2026-07-13
    days on market $219,500 Active 138 DOM
19. 2026-07-12
    days on market $219,500 Active 137 DOM
20. 2026-07-11
    days on market $219,500 Active 136 DOM
21. 2026-07-10
    days on market $219,500 Active 135 DOM
22. 2026-07-09
    days on market $219,500 Active 134 DOM
23. 2026-07-08
    days on market $219,500 Active 133 DOM
24. 2026-07-07
    days on market $219,500 Active 132 DOM
25. 2026-07-06
    days on market $219,500 Active 131 DOM
26. 2026-07-05
    days on market $219,500 Active 130 DOM
27. 2026-07-04
    days on market $219,500 Active 129 DOM
28. 2026-07-03
    days on market $219,500 Active 128 DOM
29. 2026-07-03
    days on market $219,500 Active 127 DOM
30. 2026-07-01
    days on market $219,500 Active 126 DOM
31. 2026-06-30
    days on market $219,500 Active 125 DOM
32. 2026-06-29
    days on market $219,500 Active 124 DOM
33. 2026-06-28
    days on market $219,500 Active 123 DOM
34. 2026-06-28
    days on market $219,500 Active 122 DOM
35. 2026-06-27
    days on market $219,500 Active 121 DOM
36. 2026-06-25
    days on market $219,500 Active 119 DOM
37. 2026-06-23
    days on market $219,500 Active 117 DOM
38. 2026-06-21
    days on market $219,500 Active 116 DOM
39. 2026-06-19
    days on market $219,500 Active 114 DOM
40. 2026-06-18
    days on market $219,500 Active 113 DOM
41. 2026-06-17
    days on market $219,500 Active 112 DOM
42. 2026-06-16
    days on market $219,500 Active 111 DOM
43. 2026-06-15
    days on market $219,500 Active 110 DOM
44. 2026-06-14
    days on market $219,500 Active 108 DOM
45. 2026-06-13
    days on market $219,500 Active 107 DOM
46. 2026-06-10
    days on market $219,500 Active 105 DOM
47. 2026-06-09
    days on market $219,500 Active 104 DOM
48. 2026-06-08
    days on market $219,500 Active 103 DOM
49. 2026-06-07
    days on market $219,500 Active 102 DOM
50. 2026-06-05
    days on market $219,500 Active 99 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $27,247
• − Mortgage interest: −$13,113
• − Property taxes: −$3,511
• − Insurance: −$1,170
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$6,810
• Taxable loss: −$1,717
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $2,524/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

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from some exterior painting and landscaping to enhance its curb appeal.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal ↑
• Resale Landscaping improvements — Improves curb appeal ↑
• Both Adding a smart home system — Enhances both resale and rental value ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary W. T. Henning Elementary School F LA #307/646 Nat'l #24,950/41,679 Middle W. W. Lewis Middle School F LA #62/218 Nat'l #5,872/14,009 High Sulphur High School F LA #58/265 Nat'l #6,890/17,239

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

B Composite livability gradescore 71/100

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 · 212,179 people
• City population: 27,799
• Metro: Lake Charles, LA
• Population (ZIP): 12,891
• Household income: $88,328
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 37% of renters

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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%

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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%

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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

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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

• 2026-02-25 Listed $219,500 Zillow