628 Urban St · Sulphur, LA 70663

$129,000

3 bd · 1.0 ba · 1,011 sqft · SingleFamily · 117 Days on market

Built 1962 8,276 sqft lot $128/sqft · 17% above area Est $111k · 17% over

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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 +20.0/30.0
• DSCR +6.4/10.0
• Rent growth +4.4/5.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable and move-in ready, this updated 3-bedroom, 1-bath brick home is tucked away on a quiet dead-end street in Sulphur. Recent improvements provide peace of mind and modern style, including a new roof (2025), new quartz countertops, tile flooring throughout, new hot water heater, updated electrical panel and service, fresh interior and exterior paint, and new landscaping for added curb appeal. The functional layout offers comfortable living spaces filled with natural light, while the durable tile flooring provides both style and easy maintenance. Outside, you’ll find a carport for covered parking and a spacious backyard with plenty of room to relax, entertain, or expand. Located in Flood Zone X, no flood insurance is required. This home qualifies for VA, FHA, and 100% Rural Development financing, making it an excellent opportunity for a wide range of buyers. Don’t miss this beautifully updated home in a convenient Sulphur​​‌​​​​‌​​‌‌​​‌​​​‌‌‌​​‌​​‌‌​​‌​​​‌‌​​‌​ location.

Key facts

• New hot water heater
• Tile flooring
• Fresh interior paint

Tags

• NEW ROOF
• NEW QUARTZ COUNTERTOPS
• TILE FLOORING
• NEW HOT WATER HEATER
• UPDATED ELECTRICAL PANEL
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (9.0% below list).
• Recommended offer: $117k (9.0% 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: E. K. Key Elementary School (math 38% / reading 45%, grade F, #212 of 646 statewide, top 33%, 533 students, 64% FRL); Leblanc Middle School (math 23% / reading 45%, grade F, #95 of 218 statewide, top 45%, 399 students, 62% 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); 294 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $892 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.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $129k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.91% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (median comp): $110,559
• List price: $129,000
• Delta: 16.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 E Carlton St St E	0.48mi	3/1.0	1,033 (+2%)	5mo	$150,000	$145	70
839 Urban St	0.21mi	2/1.0 (-1)	1,121 (+11%)	4mo	$111,000	$99	63
312 N Crocker St N	0.51mi	2/2.0 (-1)	1,008 (-0%)	12mo	$135,000	$134	57
560 N Crocker St N	0.57mi	3/1.0	1,080 (+7%)	6mo	$92,500	$86	57
518 Cherry St	0.28mi	3/2.0	1,148 (+14%)	11mo	$96,200	$84	51
524 E Carlton St E	0.48mi	2/1.0 (-1)	862 (-15%)	8mo	$57,000	$66	42

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: -6.6%
• Equity multiple: 0.74×
• Total profit: $-9,252
• Equity at exit: $19,234

10-year hold

• IRR: 7.8%
• Equity multiple: 1.71×
• Total profit: $25,477
• Equity at exit: $11,154

Cash invested: $36,120 (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 70663

• Rents YoY: 7.7%
• Active inventory: 294
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $93

Break-even live

Break-even rent $1,057

Max offer price $129,000

Occupancy floor 87%

Sensitivity live

Price	-10% $166	-5% $129	+0% $93	+5% $56	+10% $20
Rent	-10% $0	-5% $47	+0% $93	+5% $139	+10% $186
Rate	-1.0pp $158	-0.5pp $126	base $93	+0.5pp $59	+1.0pp $25

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 N Claiborne St Unit 1 Sulphur, LA	3.0	2.0	1200	$925	$0.77	15d	1	0.94mi
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	15d	1	0.97mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	15d	1	1.31mi
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	23d	1	1.33mi

Listing history 22 events

1. 2026-06-21
   days on market $129,000 Active 117 DOM
2. 2026-06-19
   days on market $129,000 Active 115 DOM
3. 2026-06-18
   price $129,000 Active 114 DOM
4. 2026-06-18
   days on market $129,500 Active 114 DOM
5. 2026-06-17
   days on market $129,500 Active 113 DOM
6. 2026-06-16
   days on market $129,500 Active 112 DOM
7. 2026-06-15
   days on market $129,500 Active 111 DOM
8. 2026-06-14
   days on market $129,500 Active 109 DOM
9. 2026-06-13
   days on market $129,500 Active 108 DOM
10. 2026-06-10
    days on market $129,500 Active 106 DOM
11. 2026-06-09
    days on market $129,500 Active 105 DOM
12. 2026-06-08
    days on market $129,500 Active 104 DOM
13. 2026-06-07
    days on market $129,500 Active 103 DOM
14. 2026-06-05
    days on market $129,500 Active 100 DOM
15. 2026-06-02
    days on market $129,500 Active 98 DOM
16. 2026-06-01
    days on market $129,500 Active 97 DOM
17. 2026-05-31
    days on market $129,500 Active 96 DOM
18. 2026-05-30
    days on market $129,500 Active 95 DOM
19. 2026-04-10
    price $129,500 1076-char remark

    Show marketing remark (1076 chars)

    Adorable and move-in ready, this updated 3-bedroom, 1-bath brick home is tucked away on a quiet dead-end street in Sulphur. Recent improvements provide peace of mind and modern style, including a new roof (2025), new quartz countertops, tile flooring throughout, new hot water heater, updated electrical panel and service, fresh interior and exterior paint, and new landscaping for added curb appeal. The functional layout offers comfortable living spaces filled with natural light, while the durable tile flooring provides both style and easy maintenance. Outside, you’ll find a carport for covered parking and a spacious backyard with plenty of room to relax, entertain, or expand. Located in Flood Zone X, no flood insurance is required. This home qualifies for VA, FHA, and 100% Rural Development financing, making it an excellent opportunity for a wide range of buyers. Don’t miss this beautifully updated home in a convenient Sulphur​​‌​​​​‌​​‌‌​​‌​​​‌‌‌​​‌​​‌‌​​‌​​​‌‌​​‌​ location.

20. 2026-02-24
    listed $130,000 Active 1076-char remark

    Show marketing remark (1076 chars)

    Adorable and move-in ready, this updated 3-bedroom, 1-bath brick home is tucked away on a quiet dead-end street in Sulphur. Recent improvements provide peace of mind and modern style, including a new roof (2025), new quartz countertops, tile flooring throughout, new hot water heater, updated electrical panel and service, fresh interior and exterior paint, and new landscaping for added curb appeal. The functional layout offers comfortable living spaces filled with natural light, while the durable tile flooring provides both style and easy maintenance. Outside, you’ll find a carport for covered parking and a spacious backyard with plenty of room to relax, entertain, or expand. Located in Flood Zone X, no flood insurance is required. This home qualifies for VA, FHA, and 100% Rural Development financing, making it an excellent opportunity for a wide range of buyers. Don’t miss this beautifully updated home in a convenient Sulphur​​‌​​​​‌​​‌‌​​‌​​​‌‌‌​​‌​​‌‌​​‌​​​‌‌​​‌​ location.

21. 2025-10-03
    soldstatus $38,212
22. 2001-01-08
    soldstatus $54,000

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$253/yr (+$21/mo · 55.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $14,091
• − Mortgage interest: −$7,226
• − Property taxes: −$456
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,753
• Taxable loss: −$1,041
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $1,365/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
• County: Calcasieu Parish · 170,889 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: 197.0

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

+139.8% since first listed

4 events — show timeline

• 2026-04-10 Price Changed $129,500 SWLAR
• 2026-02-24 Listed $130,000 SWLAR
• 2025-10-03 Sold (Public Records) $38,212 Public Records
• 2001-01-08 Sold (Public Records) $54,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $456 · +0.8% YoY. Source: county tax records.