267 Dusky Ln · Sulphur, LA 70665

$235,000

4 bd · 2.0 ba · 1,786 sqft · SingleFamily · 14 Days on market

Built 2023 Good condition 6,098 sqft lot Est $239k · at est. $32/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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Huntsville BL" The Huntsville plan is a charming 4 bedroom with an open concept living, kitchen dining layout. The kitchen is designed with sleek cabinets, granite countertops and a subway tile backsplash and is equipped with stainless steel appliances that include a gas stove, dishwasher, and micro hood. This home comes with a 10-year warranty. All homes offer smart home automation, wood laminate flooring, fully sodded yards, and electric garages with garage door openers.

Key facts

• Front porch
• Large island
• Granite countertops

Tags

• FRONT PORCH
• LARGE ISLAND
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• GAS RANGE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $380 (about $31.67/month)

Exterior

• Parking: Attached garage with 2 spaces; Open parking
• Utilities: Public water; Public sewer; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family house; Single-story; Built by DR Horton
• Construction: Brick, stucco, and vinyl siding exterior; Slab foundation
• Exterior features: Covered rear porch; Wood fencing; Shingle roof; City lot (rectangular)

Interior

• Kitchen: Dishwasher; Disposal; Gas oven / range; Microwave; Oven; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Granite counters; Kitchen island; Open floorplan; Pantry
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $235k).
• Cap rate 13.1% 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+, 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: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Recommended offer $235,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.56% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.38%
• DSCR: 2.08
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $239,324
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Sawyer Dr	0.17mi	4/2.0	1,786 (0%)	11mo	$239,500	$134	83
308 Paisley Pkwy	0.19mi	3/2.0 (-1)	1,755 (-2%)	3mo	$233,000	$133	81
213 Pipers Ln	0.28mi	4/2.0	1,817 (+2%)	4mo	$248,000	$136	81
329 Paisley Pkwy	0.21mi	3/2.0 (-1)	1,826 (+2%)	2mo	$221,000	$121	79
277 Paisley Pkwy	0.08mi	3/2.0 (-1)	1,616 (-10%)	2mo	$214,000	$132	74
216 Pipers Ln	0.31mi	3/2.0 (-1)	1,738 (-3%)	3mo	$240,000	$138	74
329 Leawood Ave	0.29mi	4/2.0	1,959 (+10%)	2mo	$225,000	$115	69
305 Paisley Pkwy	0.16mi	3/2.0 (-1)	1,618 (-9%)	4mo	$217,000	$134	68
248 Long Hill Dr Dr	0.38mi	3/2.0 (-1)	1,698 (-5%)	7mo	$205,000	$121	63
235 Aston Ln	0.17mi	3/2.0 (-1)	1,563 (-12%)	10mo	$214,000	$137	58
224 Pipers Ln	0.30mi	3/2.0 (-1)	1,641 (-8%)	12mo	$233,900	$143	57
109 Briar Ct	0.43mi	3/2.0 (-1)	1,642 (-8%)	7mo	$212,500	$129	56

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: 17.7%
• Equity multiple: 1.72×
• Total profit: $47,074
• Equity at exit: $35,039

10-year hold

• IRR: 26.2%
• Equity multiple: 3.29×
• Total profit: $150,683
• Equity at exit: $20,319

Cash invested: $65,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $3,665 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$196 /mo · $2,352/yr
• Insurance: −$98
• HOA: −$32
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $1,337

Break-even live

Break-even rent $1,973

Max offer price $235,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,470	-5% $1,403	+0% $1,337	+5% $1,270	+10% $1,204
Rent	-10% $1,047	-5% $1,192	+0% $1,337	+5% $1,482	+10% $1,626
Rate	-1.0pp $1,455	-0.5pp $1,397	base $1,337	+0.5pp $1,276	+1.0pp $1,214

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	44d	1	0.10mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	14d	10	0.14mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.30mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: gaselectric

Listing history 12 events

1. 2026-06-19
   days on market $235,000 Active 14 DOM
2. 2026-06-18
   days on market $235,000 Active 13 DOM
3. 2026-06-17
   days on market $235,000 Active 12 DOM
4. 2026-06-16
   days on market $235,000 Active 11 DOM
5. 2026-06-15
   days on market $235,000 Active 10 DOM
6. 2026-06-14
   days on market $235,000 Active 8 DOM
7. 2026-06-13
   days on market $235,000 Active 7 DOM
8. 2026-06-10
   days on market $235,000 Active 5 DOM
9. 2026-06-09
   days on market $235,000 Active 4 DOM
10. 2026-06-08
    days on market $235,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $235,000 Active 2 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: $2,352 · $196/mo
• Projected year-2 tax: $2,352 · $196/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $43,976
• − Mortgage interest: −$13,164
• − Property taxes: −$2,352
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,518
• − Management: −$3,518
• − HOA: −$384
• − Depreciation: −$6,836
• Taxable income: $13,028
• Est. tax owed @ 24.0%: −$3,127
• After-tax cash flow: $12,914/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and is move-in ready with no visible repairs needed. The highest-ROI updates to increase its value are painting the exterior and interior walls, landscaping and curb appeal improvements, and adding smart home automation.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both Add smart home automation — Improves home's features and can be a selling point

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add smart home automation — Improves home's features and can be a selling point ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 27,799
• 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

+4.7% since first listed

3 events — show timeline

• 2026-06-05 Listed $235,000 SWLAR
• 2024-04-29 Sold (MLS) — SWLAR
• 2023-08-16 Listed $224,500 SWLAR

Property tax history

+562.5%/yr

Latest (2025): $2,352 · +562.5% YoY. Source: county tax records.