124 Haygood · Sulphur, LA 70665

$228,000

3 bd · 2.0 ba · 1,632 sqft · SingleFamily · 67 Days on market

Built 2020 Good condition 6,534 sqft lot $140/sqft · 6% below area Est $241k · 6% under

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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
• ARV discount +10.0/15.0
• 1% rule +8.2/10.0
• 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

This spacious 3 bedroom, 2 bath in Sulphur is a must see! From the charming exterior to the functional layout inside, it's easy to feel right at home. The living space is comfortable and inviting, with a layout that works for both everyday living and entertaining. The garage features a finished, heated and cooled flex space ideal for a home office, game room, or private retreat. Step out back and you'll find a great outdoor setup featuring a covered bar area, perfect for hosting friends, watching the game, or just relaxing after a long day. The fenced yard offers privacy and space to enjoy. You don't want to miss this one!

Key facts

• Finished flex space
• Fenced yard
• Covered bar area

Tags

• FINISHED FLEX SPACE
• COVERED BAR AREA
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $910 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $228k).
• Recommended offer: $214k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 8.8% in Sulphur — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $64k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Recommended offer $214,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.11%
• DSCR: 1.76
• GRM: 6.3

CMA / ARV

• ARV (median comp): $241,468
• List price: $228,000
• Delta: -5.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
277 Paisley Pkwy	0.35mi	3/2.0	1,616 (-1%)	2mo	$214,000	$132	81
305 Paisley Pkwy	0.32mi	3/2.0	1,618 (-1%)	4mo	$217,000	$134	80
148 Orchard Ln	0.13mi	3/2.0	1,514 (-7%)	7mo	$207,000	$137	77
216 Pipers Ln	0.22mi	3/2.0	1,738 (+6%)	3mo	$240,000	$138	76
248 Long Hill Dr Dr	0.24mi	3/2.0	1,698 (+4%)	7mo	$205,000	$121	76
109 Briar Ct	0.39mi	3/2.0	1,642 (+1%)	7mo	$212,500	$129	75
235 Aston Ln	0.27mi	3/2.0	1,563 (-4%)	10mo	$214,000	$137	72
308 Paisley Pkwy	0.28mi	3/2.0	1,755 (+8%)	3mo	$233,000	$133	72
337 Madison Xing	0.09mi	3/2.0	1,452 (-11%)	8mo	$208,000	$143	71
329 Paisley Pkwy	0.31mi	3/2.0	1,826 (+12%)	2mo	$221,000	$121	64
213 Pipers Ln	0.22mi	4/2.0 (+1)	1,817 (+11%)	4mo	$248,000	$136	63
544 Patton St	0.66mi	3/2.0	1,400 (-14%)	1mo	$115,000	$82	45

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $21,002
• Equity at exit: $33,996

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $92,838
• Equity at exit: $19,713

Cash invested: $63,840 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,002 medium
• Mortgage (P&I): −$1,196
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $910

Break-even live

Break-even rent $1,850

Max offer price $228,000

Occupancy floor 65%

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	13d	10	0.29mi
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	43d	1	0.40mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	43d	1	1.07mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	43d	1	1.39mi

Listing history 17 events

1. 2026-06-19
   days on market $228,000 Active 67 DOM
2. 2026-06-18
   days on market $228,000 Active 66 DOM
3. 2026-06-17
   days on market $228,000 Active 65 DOM
4. 2026-06-16
   days on market $228,000 Active 64 DOM
5. 2026-06-15
   days on market $228,000 Active 63 DOM
6. 2026-06-14
   days on market $228,000 Active 61 DOM
7. 2026-06-13
   days on market $228,000 Active 60 DOM
8. 2026-06-10
   days on market $228,000 Active 58 DOM
9. 2026-06-09
   days on market $228,000 Active 57 DOM
10. 2026-06-08
    days on market $228,000 Active 56 DOM
11. 2026-06-07
    days on market $228,000 Active 55 DOM
12. 2026-06-05
    days on market $228,000 Active 52 DOM
13. 2026-06-02
    days on market $228,000 Active 50 DOM
14. 2026-06-01
    days on market $228,000 Active 49 DOM
15. 2026-05-31
    days on market $228,000 Active 48 DOM
16. 2026-05-30
    days on market $228,000 Active 47 DOM
17. 2026-04-13
    listed $228,000 Active 631-char remark

    Show marketing remark (631 chars)

    This spacious 3 bedroom, 2 bath in Sulphur is a must see! From the charming exterior to the functional layout inside, it's easy to feel right at home. The living space is comfortable and inviting, with a layout that works for both everyday living and entertaining. The garage features a finished, heated and cooled flex space ideal for a home office, game room, or private retreat. Step out back and you'll find a great outdoor setup featuring a covered bar area, perfect for hosting friends, watching the game, or just relaxing after a long day. The fenced yard offers privacy and space to enjoy. You don't want to miss this one!

ⓘ 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: $2,053 · $171/mo
• Projected year-2 tax: $2,053 · $171/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: $36,030
• − Mortgage interest: −$12,772
• − Property taxes: −$2,053
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,882
• − Management: −$2,882
• − Depreciation: −$6,633
• Taxable income: $7,668
• Est. tax owed @ 24.0%: −$1,840
• After-tax cash flow: $9,082/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home in Sulphur is in good condition with a good condition score of 80. It has a good roof, exterior, and interior walls/paint. The kitchen and bathrooms are updated, and the flooring is hardwood. The home is move-in ready with minor cosmetic repairs needed.

Value-add opportunities

• Resale paint exterior — Fresh paint can make a home look more appealing
• Resale update landscaping — Well-maintained landscaping can enhance curb appeal
• Both install smart home devices — Smart home devices can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — Fresh paint can make a home look more appealing ↑
• Resale update landscaping — Well-maintained landscaping can enhance curb appeal ↑
• Both install smart home devices — Smart home devices can increase both resale and rental value ↑

ⓘ 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

1 event — show timeline

• 2026-04-13 Listed $228,000 GFPAR

Property tax history

+48.7%/yr

Latest (2025): $2,053 · +0.8% YoY. Source: county tax records.