284 Pipers Ln · Sulphur, LA 70665

$284,800

4 bd · 2.5 ba · 2,367 sqft · SingleFamily · 140 Days on market

Built 2018 5,662 sqft lot $120/sqft · at area comps Est $286k · at est. $33/mo HOA · 1% of rent

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.8/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 284 Pipers Lane located in Belle Savanne subdivision…a spacious and inviting 4-bedroom, 2.5-bath home designed with both comfort and versatility in mind. In addition to the generous bedroom count, this home features a dedicated office area and a separate game room/flex space, offering plenty of options for working from home, entertaining, or creating the perfect hobby or play area. The main living space flows beautifully with an open-concept dining-to-kitchen layout, making gatherings and everyday living feel effortless. High ceilings and neutral colors throughout enhance the bright, airy feel of the home and provide a timeless backdrop ready for any style. The primary suite offers a private retreat, while the additional bedrooms are spacious with large closets, ensuring everyone has room to spread out and stay organized. Step outside to a fully fenced backyard complete with a patio ideal for relaxing or hosting guests and a storage shed for added convenience. With functional spaces and a layout that suits a variety of lifestyles, this home is move-in ready and full of potential. Schedule your showing today! * * Some photos are virtually staged.

Key facts

• Separate game room
• Storage shed
• Patio

Tags

• DEDICATED OFFICE AREA
• SEPARATE GAME ROOM
• FULLY FENCED BACKYARD
• PATIO
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 8.8% 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+, 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: 236 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $9k 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 + 3.0% rent growth), your $80k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $250,624 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.45% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.7

CMA / ARV

• ARV (median comp): $286,477
• List price: $284,800
• Delta: -0.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
339 Windsor Woods	0.25mi	4/3.0	2,437 (+3%)	7mo	$293,000	$120	76
308 Oak Hampton Dr	0.17mi	5/2.5 (+1)	2,584 (+9%)	8mo	$320,000	$124	65

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: 13.9%
• Equity multiple: 1.55×
• Total profit: $44,156
• Equity at exit: $42,465

10-year hold

• IRR: 22.7%
• Equity multiple: 2.94×
• Total profit: $154,712
• Equity at exit: $24,624

Cash invested: $79,744 (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: 5.7×

Monthly cashflow live

• Estimated rent: $4,142 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$209 /mo · $2,506/yr
• Insurance: −$119
• HOA: −$33
• Vacancy / Maint / Mgmt: −$870
• Net cashflow: $1,418

Break-even live

Break-even rent $2,347

Max offer price $284,800

Occupancy floor 61%

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: $71,200
• Closing costs: $8,544
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	43d	1	0.21mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	43d	1	1.01mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 25 events

1. 2026-06-19
   days on market $284,800 Active 140 DOM
2. 2026-06-18
   days on market $284,800 Active 139 DOM
3. 2026-06-17
   days on market $284,800 Active 138 DOM
4. 2026-06-16
   days on market $284,800 Active 137 DOM
5. 2026-06-15
   days on market $284,800 Active 136 DOM
6. 2026-06-14
   days on market $284,800 Active 134 DOM
7. 2026-06-13
   days on market $284,800 Active 133 DOM
8. 2026-06-10
   days on market $284,800 Active 131 DOM
9. 2026-06-09
   days on market $284,800 Active 130 DOM
10. 2026-06-08
    days on market $284,800 Active 129 DOM
11. 2026-06-07
    days on market $284,800 Active 128 DOM
12. 2026-06-05
    days on market $284,800 Active 125 DOM
13. 2026-06-02
    days on market $284,800 Active 123 DOM
14. 2026-06-01
    days on market $284,800 Active 122 DOM
15. 2026-05-31
    days on market $284,800 Active 121 DOM
16. 2026-05-30
    days on market $284,800 Active 120 DOM
17. 2026-05-02
    price $284,800 1183-char remark

    Show marketing remark (1183 chars)

    Welcome to 284 Pipers Lane located in Belle Savanne subdivision…a spacious and inviting 4-bedroom, 2.5-bath home designed with both comfort and versatility in mind. In addition to the generous bedroom count, this home features a dedicated office area and a separate game room/flex space, offering plenty of options for working from home, entertaining, or creating the perfect hobby or play area. The main living space flows beautifully with an open-concept dining-to-kitchen layout, making gatherings and everyday living feel effortless. High ceilings and neutral colors throughout enhance the bright, airy feel of the home and provide a timeless backdrop ready for any style. The primary suite offers a private retreat, while the additional bedrooms are spacious with large closets, ensuring everyone has room to spread out and stay organized. Step outside to a fully fenced backyard complete with a patio ideal for relaxing or hosting guests and a storage shed for added convenience. With functional spaces and a layout that suits a variety of lifestyles, this home is move-in ready and full of potential. Schedule your showing today! * * Some photos are virtually staged.

18. 2026-03-09
    price $290,000 1183-char remark

    Show marketing remark (1183 chars)

    Welcome to 284 Pipers Lane located in Belle Savanne subdivision…a spacious and inviting 4-bedroom, 2.5-bath home designed with both comfort and versatility in mind. In addition to the generous bedroom count, this home features a dedicated office area and a separate game room/flex space, offering plenty of options for working from home, entertaining, or creating the perfect hobby or play area. The main living space flows beautifully with an open-concept dining-to-kitchen layout, making gatherings and everyday living feel effortless. High ceilings and neutral colors throughout enhance the bright, airy feel of the home and provide a timeless backdrop ready for any style. The primary suite offers a private retreat, while the additional bedrooms are spacious with large closets, ensuring everyone has room to spread out and stay organized. Step outside to a fully fenced backyard complete with a patio ideal for relaxing or hosting guests and a storage shed for added convenience. With functional spaces and a layout that suits a variety of lifestyles, this home is move-in ready and full of potential. Schedule your showing today! * * Some photos are virtually staged.

19. 2026-01-30
    listed $294,000 Active 1183-char remark

    Show marketing remark (1183 chars)

    Welcome to 284 Pipers Lane located in Belle Savanne subdivision…a spacious and inviting 4-bedroom, 2.5-bath home designed with both comfort and versatility in mind. In addition to the generous bedroom count, this home features a dedicated office area and a separate game room/flex space, offering plenty of options for working from home, entertaining, or creating the perfect hobby or play area. The main living space flows beautifully with an open-concept dining-to-kitchen layout, making gatherings and everyday living feel effortless. High ceilings and neutral colors throughout enhance the bright, airy feel of the home and provide a timeless backdrop ready for any style. The primary suite offers a private retreat, while the additional bedrooms are spacious with large closets, ensuring everyone has room to spread out and stay organized. Step outside to a fully fenced backyard complete with a patio ideal for relaxing or hosting guests and a storage shed for added convenience. With functional spaces and a layout that suits a variety of lifestyles, this home is move-in ready and full of potential. Schedule your showing today! * * Some photos are virtually staged.

20. 2023-10-11
    historical $2,000
21. 2023-10-08
    price $2,000
22. 2023-09-19
    price $2,250
23. 2023-09-15
    listed $2,400
24. 2018-08-03
    soldstatus 501-char remark

    Show marketing remark (501 chars)

    Beautiful new construction home in Sulphur's latest community! This 4 bed / 2.5 bath home features an open concept kitchen / dining area perfect for entertaining. The kitchen has custom cabinetry and granite countertops throughout. The large master bedroom on the main level has an attached master suite with a walk-in closet. The secondary bedrooms upstairs have an additional bonus/ game room perfect. This home is conveniently located near I-10 and minutes away from great dining and entertainment.

25. 2018-04-25
    listed $241,000 501-char remark

    Show marketing remark (501 chars)

    Beautiful new construction home in Sulphur's latest community! This 4 bed / 2.5 bath home features an open concept kitchen / dining area perfect for entertaining. The kitchen has custom cabinetry and granite countertops throughout. The large master bedroom on the main level has an attached master suite with a walk-in closet. The secondary bedrooms upstairs have an additional bonus/ game room perfect. This home is conveniently located near I-10 and minutes away from great dining and entertainment.

ⓘ 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: $2,506 · $209/mo
• Projected year-2 tax: $2,506 · $209/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $49,702
• − Mortgage interest: −$15,953
• − Property taxes: −$2,506
• − Insurance: −$1,424
• − Repairs & maintenance: −$3,976
• − Management: −$3,976
• − HOA: −$396
• − Depreciation: −$8,285
• Taxable income: $13,185
• Est. tax owed @ 24.0%: −$3,164
• After-tax cash flow: $13,852/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
• 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

+18.2% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $284,800 SWLAR
• 2026-03-09 Price Changed $290,000 SWLAR
• 2026-01-30 Listed $294,000 SWLAR
• 2023-10-11 Rental Removed $2,000 APPFOLIO
• 2023-10-08 Price Changed $2,000 APPFOLIO
• 2023-09-19 Price Changed $2,250 APPFOLIO
• 2023-09-15 Listed for Rent $2,400 APPFOLIO
• 2018-08-03 Sold (MLS) — SWLAR
• 2018-04-25 Listed $241,000 SWLAR

Property tax history

+27.4%/yr

Latest (2025): $2,506 · +0.8% YoY. Source: county tax records.