Is 211 Michigan Ave in Sulphur, LA a good investment?

CashFlowRE grades it C+ with a 8.3% cap rate and $243/mo modeled cash flow at a $144,500 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 211 Michigan Ave?

The modeled cap rate is 8.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,470/month, from CashFlowRE's rent model.

C+ Composite 64.4

Why this score? — see what drove the C+ 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 +22.5/30.0
ARV discount +13.7/15.0
DSCR +7.2/10.0
1% rule +5.2/10.0
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

$144,500

211 Michigan Ave · Sulphur, LA 70663

4 bd · 1.0 ba · 1,404 sqft · SingleFamily · 12 Days on market

Built 1971 Good condition 0.29 ac lot $103/sqft · 14% below area Est $168k · 14% under ↓ 1% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Immaculate starter home that features a 4/1 open floor plan that is perfect for entertaining your guests. Fourth bedroom was once a carport that was converted into a large bedroom or game room. Home has a large patio, fenced backyard, workshop, and shed. Perfect location, close to shopping and restaurants. Not located in flood zone. Sellers are super motivated!!! Call for your showing today!

Key facts

Covered patio
Updated kitchen
Conveniently located

What this means for you Summary

Snapshot

This is a 4-bed/1.0-bath single-family listed at $144k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $243 ($3k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($1k rent vs $144k).

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); 426 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $999 of loan paydown is wiped out by about $4k 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 $40k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
2 sale attempts since 10y 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

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 $144,500

Questions for the listing agent

Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 1.02% ✓
Cap rate: 8.31%
Cash-on-cash: 7.20%
DSCR: 1.32
GRM: 8.2

CMA / ARV

ARV (median comp): $167,558
List price: $144,500
Delta: -13.76%
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%)	11mo	$129,750	$92	76
1409 Lourdes St St	0.35mi	3/1.5 (-1)	1,382 (-2%)	9mo	$166,000	$120	66
1005 Shasta St	0.64mi	4/1.0	1,426 (+2%)	9mo	$122,500	$86	60
113 Arkansas St	0.36mi	3/2.0 (-1)	1,354 (-4%)	10mo	$182,900	$135	60
317 Louisiana Ave	0.11mi	3/2.0 (-1)	1,475 (+5%)	24mo	$159,500	$108	58
1401 Maria Dr	0.53mi	3/1.5 (-1)	1,387 (-1%)	12mo	$110,000	$79	56
1201 Texas St	0.23mi	3/1.0 (-1)	1,196 (-15%)	6mo	$140,500	$117	55
1409 Guadalupe Dr	0.47mi	4/1.5	1,331 (-5%)	20mo	$66,000	$50	51
1318 Melanie Dr	0.57mi	3/2.0 (-1)	1,365 (-3%)	14mo	$170,000	$125	48
1102 Bernadette Dr	0.71mi	3/2.0 (-1)	1,479 (+5%)	12mo	$180,000	$122	39
809 Shasta St	0.63mi	3/1.0 (-1)	1,300 (-7%)	23mo	$110,000	$85	34
307 Mimosa Dr	0.74mi	3/2.0 (-1)	1,602 (+14%)	23mo	$154,000	$96	14

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: -0.5%
Equity multiple: 0.98×
Total profit: $-791
Equity at exit: $21,545

10-year hold

IRR: 13.3%
Equity multiple: 2.28×
Total profit: $51,625
Equity at exit: $12,494

Cash invested: $40,460 (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: 11 active · 15 under contract
Months of supply: 33.0 mo (3%/mo absorbed)
Median asking: $144,500 ($88/sqft)
Median days on market: 48 d
This list price: 45% of active listings are priced below it
ARV vs active asking: +36.0% 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: 426
Price-to-rent: 8.2×

Monthly cashflow live

Estimated rent: $1,470 high interval (Pro) →
Mortgage (P&I): −$758
Tax from tax record: −$101 /mo · $1,207/yr
Insurance: −$60
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$309
Net cashflow: $243

Break-even live

Break-even rent $1,163

Max offer price $144,500

Occupancy floor 78%

Sensitivity live

Price	-10% $324	-5% $284	+0% $243	+5% $202	+10% $161
Rent	-10% $126	-5% $185	+0% $243	+5% $301	+10% $359
Rate	-1.0pp $315	-0.5pp $279	base $243	+0.5pp $205	+1.0pp $167

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: $36,125
Closing costs: $4,335
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Merwood St Unit A Sulphur, LA	3.0	2.0	1050	$900	$0.86	10d	1	0.42mi
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	10d	1	0.44mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,200	$0.92	51d	1	0.71mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	184d	1	0.80mi
2222 Linda Ave Sulphur, LA	3.0	2.0	1300	$1,700	$1.31	2d	1	0.83mi
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	9d	1	0.92mi
1415 Forest Ln Sulphur, LA	3.0	2.0	1450	$1,750	$1.21	6d	1	0.92mi
614 Ginger St Sulphur, LA	4.0	2.0	1707	$1,900	$1.11	7d	1	0.96mi
2536 Mary Ann Dr Sulphur, LA	3.0	2.0	1680	$1,700	$1.01	51d	1	1.18mi
2536 Mary Ann Dr Sulphur, LA	3.0	2.0	1680	$1,700	$1.01	10d	1	1.18mi
1144 N Hazel St Unit 1 Sulphur, LA	4.0	1.0	1642	$1,350	$0.82	51d	1	1.41mi
2144 Kathy Dr Sulphur, LA	3.0	1.0	1650	$1,350	$0.82	10d	1	1.48mi

Property features AI

Exterior

Parking: DrivewayOpen parking
Utilities: Public waterPublic sewerElectricity connectedCable available
Home design: Single-family residenceOne story
Construction: Brick and wood siding constructionSlab foundationShingle roof
Exterior features: Covered patioFenced privacy yardCity lot

Interior

Kitchen: Electric range, microwave
Bedrooms: 4 bedrooms on the main level
Bathrooms: 1 full bathroom on the main level
Heating & cooling: Central heatingCentral air conditioning

Listing history 50 events

2026-11-08

days on market $144,500 Active 12 DOM
2026-11-07

days on market $144,500 Active 11 DOM
2026-11-06

days on market $144,500 Active 10 DOM
2026-11-05

days on market $144,500 Active 9 DOM
2026-11-04

days on market $144,500 Active 8 DOM
2026-11-02

days on market $144,500 Active 6 DOM
2026-11-01

days on market $144,500 Active 5 DOM
2026-10-31

days on market $144,500 Active 4 DOM
2026-10-30

days on market $144,500 Active 3 DOM
2026-10-29

days on market $144,500 Active 2 DOM
2026-10-27

pricedays on marketlisting id $144,500 Active 1 DOM
2026-08-31

days on market $115,000 Active 139 DOM
2026-08-30

days on market $115,000 Active 138 DOM
2026-08-29

days on market $115,000 Active 137 DOM
2026-08-28

status $115,000 Active 136 DOM
2026-08-26

statusdays on market $115,000 Pending 136 DOM
2026-08-25

days on market $115,000 Active 135 DOM
2026-08-24

days on market $115,000 Active 134 DOM
2026-08-23

days on market $115,000 Active 133 DOM
2026-08-22

days on market $115,000 Active 132 DOM
2026-08-21

days on market $115,000 Active 131 DOM
2026-08-20

days on market $115,000 Active 130 DOM
2026-08-19

days on market $115,000 Active 129 DOM
2026-08-18

days on market $115,000 Active 128 DOM
2026-08-17

days on market $115,000 Active 127 DOM
2026-08-16

days on market $115,000 Active 126 DOM
2026-08-15

days on market $115,000 Active 125 DOM
2026-08-15

pricedays on market $115,000 Active 124 DOM
2026-08-13

days on market $135,000 Active 123 DOM
2026-08-12

days on market $135,000 Active 122 DOM
2026-08-11

days on market $135,000 Active 121 DOM
2026-08-10

days on market $135,000 Active 120 DOM
2026-08-09

days on market $135,000 Active 119 DOM
2026-08-08

days on market $135,000 Active 118 DOM
2026-08-07

days on market $135,000 Active 117 DOM
2026-08-06

days on market $135,000 Active 116 DOM
2026-08-05

days on market $135,000 Active 115 DOM
2026-08-04

days on market $135,000 Active 114 DOM
2026-08-03

days on market $135,000 Active 113 DOM
2026-07-31

days on market $135,000 Active 110 DOM
2026-07-29

days on market $135,000 Active 108 DOM
2026-07-27

days on market $135,000 Active 106 DOM
2026-07-25

days on market $135,000 Active 104 DOM
2026-07-23

days on market $135,000 Active 102 DOM
2026-07-22

days on market $135,000 Active 101 DOM
2026-07-21

days on market $135,000 Active 100 DOM
2026-07-18

days on market $135,000 Active 97 DOM
2026-07-16

days on market $135,000 Active 95 DOM
2026-07-16

days on market $135,000 Active 94 DOM
2026-07-14

days on market $135,000 Active 93 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $17,639
− Mortgage interest: −$8,094
− Property taxes: −$1,207
− Insurance: −$722
− Repairs & maintenance: −$1,411
− Management: −$1,411
− Depreciation: −$4,204
Taxable income: $589

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$141
After-tax cash flow: $2,770/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%
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
#304 Lumen Technologies Monroe $13.4B #312 CenturyLink Monroe $9.2B
Utilities	1	$12B
#235 Entergy New Orleans $11.7B
Wholesale / Distribution	1	$5B
#448 Pool Corporation Covington $5.3B
Advertising	1	$2B
#479 Lamar Advertising Baton Rouge $2.1B

Price history

-1.0% since first listed

4 events — show timeline

2026-10-27 Listed $144,500 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.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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