211 Michigan Ave · Sulphur, LA 70663

$115,000

4 bd · 1.0 ba · 1,404 sqft · SingleFamily · 139 Days on market

Built 1971 Good condition 0.29 ac lot $82/sqft · 31% below area Est $168k · 31% under

---

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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable home in the heart of Sulphur! This charming 4-bedroom, 1-bath property offers a warm and inviting feel with an updated kitchen that is partially open to the living room, creating a great space for everyday living and entertaining. Step outside to enjoy the covered patio overlooking a large fenced-in backyard—perfect for relaxing, pets, or gatherings with family and friends. Conveniently located near local amenities, this home is full of character and ready for its next owner. Home is located in flood zone X where flood insurance is not normally required.

Key facts

• Covered patio
• Updated kitchen
• Conveniently located

Tags

• UPDATED KITCHEN
• COVERED PATIO
• LARGE FENCED-IN BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 7.8% in Sulphur — 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 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: Richard W. Vincent Elementary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 292 students, 77% 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).
• Market conditions: Rents rising fast (+7.7%/yr); 389 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $795 of loan paydown is wiped out by about $3k 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 + 7.7% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $30k (21%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.28% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.25%
• DSCR: 1.68
• GRM: 6.5

CMA / ARV

• ARV (median comp): $167,650
• List price: $115,000
• Delta: -31.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1232 Georgia St	0.30mi	4/1.0	1,413 (+1%)	10mo	$129,750	$92	77
1409 Lourdes St St	0.35mi	3/1.5 (-1)	1,382 (-2%)	8mo	$166,000	$120	68
1005 Shasta St	0.64mi	4/1.0	1,426 (+2%)	8mo	$122,500	$86	61
113 Arkansas St	0.36mi	3/2.0 (-1)	1,354 (-4%)	9mo	$182,900	$135	61
317 Louisiana Ave	0.11mi	3/2.0 (-1)	1,475 (+5%)	22mo	$159,500	$108	59
1401 Maria Dr	0.53mi	3/1.5 (-1)	1,387 (-1%)	10mo	$110,000	$79	58
1201 Texas St	0.23mi	3/1.0 (-1)	1,196 (-15%)	5mo	$140,500	$117	56
1409 Guadalupe Dr	0.47mi	4/1.5	1,331 (-5%)	19mo	$66,000	$50	52
1318 Melanie Dr	0.57mi	3/2.0 (-1)	1,365 (-3%)	13mo	$170,000	$125	49
1102 Bernadette Dr	0.71mi	3/2.0 (-1)	1,479 (+5%)	11mo	$180,000	$122	40
809 Shasta St	0.63mi	3/1.0 (-1)	1,300 (-7%)	22mo	$110,000	$85	35
307 Mimosa Dr	0.74mi	3/2.0 (-1)	1,602 (+14%)	22mo	$154,000	$96	15

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 · 7.65% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.45×
• Total profit: $14,627
• Equity at exit: $17,147

10-year hold

• IRR: 23.3%
• Equity multiple: 3.45×
• Total profit: $78,805
• Equity at exit: $9,943

Cash invested: $32,200 (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: 9 active · 12 under contract
• Months of supply: 27.0 mo (4%/mo absorbed)
• Median asking: $146,000 ($93/sqft)
• Median days on market: 133 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +28.8% above current asking $/sqft

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

ZIP-level market 70663

• Rents YoY: 7.7%
• Active inventory: 389
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$603
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $409

Break-even live

Break-even rent $951

Max offer price $115,000

Occupancy floor 67%

Sensitivity live

Price	-10% $474	-5% $442	+0% $409	+5% $377	+10% $344
Rent	-10% $293	-5% $351	+0% $409	+5% $467	+10% $525
Rate	-1.0pp $467	-0.5pp $439	base $409	+0.5pp $380	+1.0pp $349

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: $28,750
• Closing costs: $3,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	116d	1	0.44mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,200	$0.92	6d	1	0.71mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	139d	1	0.80mi
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	6d	1	0.92mi
2536 Mary Ann Dr Sulphur, LA	3.0	2.0	1680	$1,700	$1.01	6d	1	1.18mi
1144 N Hazel St Unit 1 Sulphur, LA	4.0	1.0	1642	$1,350	$0.82	6d	1	1.41mi
2144 Kathy Dr Sulphur, LA	3.0	1.0	1650	$1,600	$0.97	6d	1	1.48mi

Listing history 50 events

1. 2026-08-31
   days on market $115,000 Active 139 DOM
2. 2026-08-30
   days on market $115,000 Active 138 DOM
3. 2026-08-29
   days on market $115,000 Active 137 DOM
4. 2026-08-28
   status $115,000 Active 136 DOM
5. 2026-08-26
   statusdays on market $115,000 Pending 136 DOM
6. 2026-08-25
   days on market $115,000 Active 135 DOM
7. 2026-08-24
   days on market $115,000 Active 134 DOM
8. 2026-08-23
   days on market $115,000 Active 133 DOM
9. 2026-08-22
   days on market $115,000 Active 132 DOM
10. 2026-08-21
    days on market $115,000 Active 131 DOM
11. 2026-08-20
    days on market $115,000 Active 130 DOM
12. 2026-08-19
    days on market $115,000 Active 129 DOM
13. 2026-08-18
    days on market $115,000 Active 128 DOM
14. 2026-08-17
    days on market $115,000 Active 127 DOM
15. 2026-08-16
    days on market $115,000 Active 126 DOM
16. 2026-08-15
    days on market $115,000 Active 125 DOM
17. 2026-08-15
    pricedays on market $115,000 Active 124 DOM
18. 2026-08-13
    days on market $135,000 Active 123 DOM
19. 2026-08-12
    days on market $135,000 Active 122 DOM
20. 2026-08-11
    days on market $135,000 Active 121 DOM
21. 2026-08-10
    days on market $135,000 Active 120 DOM
22. 2026-08-09
    days on market $135,000 Active 119 DOM
23. 2026-08-08
    days on market $135,000 Active 118 DOM
24. 2026-08-07
    days on market $135,000 Active 117 DOM
25. 2026-08-06
    days on market $135,000 Active 116 DOM
26. 2026-08-05
    days on market $135,000 Active 115 DOM
27. 2026-08-04
    days on market $135,000 Active 114 DOM
28. 2026-08-03
    days on market $135,000 Active 113 DOM
29. 2026-07-31
    days on market $135,000 Active 110 DOM
30. 2026-07-29
    days on market $135,000 Active 108 DOM
31. 2026-07-27
    days on market $135,000 Active 106 DOM
32. 2026-07-25
    days on market $135,000 Active 104 DOM
33. 2026-07-23
    days on market $135,000 Active 102 DOM
34. 2026-07-22
    days on market $135,000 Active 101 DOM
35. 2026-07-21
    days on market $135,000 Active 100 DOM
36. 2026-07-18
    days on market $135,000 Active 97 DOM
37. 2026-07-16
    days on market $135,000 Active 95 DOM
38. 2026-07-16
    days on market $135,000 Active 94 DOM
39. 2026-07-14
    days on market $135,000 Active 93 DOM
40. 2026-07-13
    days on market $135,000 Active 92 DOM
41. 2026-07-12
    days on market $135,000 Active 91 DOM
42. 2026-07-11
    days on market $135,000 Active 90 DOM
43. 2026-07-10
    days on market $135,000 Active 89 DOM
44. 2026-07-09
    days on market $135,000 Active 88 DOM
45. 2026-07-08
    days on market $135,000 Active 87 DOM
46. 2026-07-07
    days on market $135,000 Active 86 DOM
47. 2026-07-06
    days on market $135,000 Active 85 DOM
48. 2026-07-05
    days on market $135,000 Active 84 DOM
49. 2026-07-04
    days on market $135,000 Active 83 DOM
50. 2026-07-03
    days on market $135,000 Active 82 DOM

ⓘ 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: $1,207 · $101/mo
• Projected year-2 tax: $1,207 · $101/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 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: $17,634
• − Mortgage interest: −$6,442
• − Property taxes: −$1,207
• − Insurance: −$575
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$3,345
• Taxable income: $3,243
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $4,133/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $7,020–$21,060 screening

This charming 4-bedroom home in Sulphur is in good condition with updated interiors and a well-maintained exterior. It's ready for its next owner and offers a great location.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint enhances curb appeal ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Richard W. Vincent 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 Parish · 212,179 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: 14% of renters

---

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

-0.7% since first listed

8 events — show timeline

• 2026-04-15 Relisted — SWLAR
• 2026-04-02 Pending — SWLAR
• 2026-03-26 Relisted — SWLAR
• 2026-03-18 Pending — SWLAR
• 2026-03-11 Listed $145,000 SWLAR
• 2017-01-13 Sold (Public Records) $130,000 Public Records
• 2017-01-13 Sold (MLS) — SWLAR
• 2016-09-21 Listed $146,000 SWLAR

Property tax history

+8.6%/yr

Latest (2025): $1,207 · +0.8% YoY. Source: county tax records.