829 Inwood Forest Blvd · Carlyss, LA 70665

$529,999

5 bd · 4.5 ba · 4,327 sqft · SingleFamily · 67 Days on market

Built 2009 0.63 ac lot $122/sqft · 66% above area $40/mo HOA · 1% of rent

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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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning, custom-built residence in the highly sought-after Inwood Forest Subdivision showcases exceptional craftsmanship and timeless Southern elegance. Impeccably maintained, this 5-bedroom, 4.5-bath home is gracefully situated on over half an acre, offering both privacy and refined living. The gourmet kitchen is a true centerpiece, featuring double ovens, six-burner gas cooktop, a spacious island, abundant custom cabinetry- perfect for both everyday living and entertaining! The luxurious primary suite offers a sense retreat, complete with a spa-inspired bath ft a soaking tub, walk-in shower, dual vanities, and an expansive walk-in closet. The thoughtfully designed floor plan includes three bedrooms on main level and two bedrooms with a charming hangout space upstairs with built-in beds! Designed for entertaining, the outdoor living area boasts a full outdoor kitchen, a generous covered patio and a beautifully landscaped yard. The new Life Christian Academy is also being built that is walking distance from this desirable neighborhood! A rare opportunity to own a truly remarkable home- schedule your showing today! Flood insurance is only $771 a year with NO HISTORY of flooding!

Key facts

• Outdoor living area
• Full outdoor kitchen
• Gourmet kitchen

Tags

• CUSTOM BUILT RESIDENCE
• GOURMET KITCHEN
• SPA INSPIRED BATH
• OUTDOOR LIVING AREA
• FULL OUTDOOR KITCHEN
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $530k.

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 ($6k rent vs $530k).
• Recommended offer: $498k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 8.3% in Carlyss — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#237 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; 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: 236 active listings in the ZIP; 1 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 $4k of loan paydown is wiped out by about $16k 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 67 days — a 6% lower offer ($498k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $498,199 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (median comp): $318,666
• List price: $529,999
• Delta: 66.32%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-2,575
• Equity at exit: $79,025

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $105,588
• Equity at exit: $45,825

Cash invested: $148,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $6,500 medium
• Mortgage (P&I): −$2,779
• Tax from tax record: −$363 /mo · $4,361/yr
• Insurance: −$221
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$40
• Vacancy / Maint / Mgmt: −$1,365
• Net cashflow: $1,305

Break-even live

Break-even rent $4,848

Max offer price $529,999

Occupancy floor 75%

Sensitivity live

Price	-10% $1,605	-5% $1,455	+0% $1,305	+5% $1,155	+10% $1,005
Rent	-10% $791	-5% $1,048	+0% $1,305	+5% $1,562	+10% $1,818
Rate	-1.0pp $1,572	-0.5pp $1,440	base $1,305	+0.5pp $1,168	+1.0pp $1,028

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: $132,500
• Closing costs: $15,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1513 Briarwood St Sulphur, LA	4.0	3.0	3656	$6,500	$1.78	45d	1	1.48mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: gas

Listing history 22 events

1. 2026-06-21
   pricedays on market $529,999 Active 67 DOM
2. 2026-06-19
   days on market $539,999 Active 65 DOM
3. 2026-06-18
   days on market $539,999 Active 64 DOM
4. 2026-06-17
   days on market $539,999 Active 63 DOM
5. 2026-06-16
   days on market $539,999 Active 62 DOM
6. 2026-06-15
   days on market $539,999 Active 61 DOM
7. 2026-06-14
   days on market $539,999 Active 59 DOM
8. 2026-06-13
   days on market $539,999 Active 58 DOM
9. 2026-06-10
   days on market $539,999 Active 56 DOM
10. 2026-06-09
    days on market $539,999 Active 55 DOM
11. 2026-06-08
    days on market $539,999 Active 54 DOM
12. 2026-06-07
    days on market $539,999 Active 53 DOM
13. 2026-06-05
    days on market $539,999 Active 50 DOM
14. 2026-06-02
    days on market $539,999 Active 48 DOM
15. 2026-06-01
    days on market $539,999 Active 47 DOM
16. 2026-05-31
    days on market $539,999 Active 46 DOM
17. 2026-05-30
    days on market $539,999 Active 45 DOM
18. 2026-05-09
    price $539,999 1203-char remark

    Show marketing remark (1203 chars)

    This stunning, custom-built residence in the highly sought-after Inwood Forest Subdivision showcases exceptional craftsmanship and timeless Southern elegance. Impeccably maintained, this 5-bedroom, 4.5-bath home is gracefully situated on over half an acre, offering both privacy and refined living. The gourmet kitchen is a true centerpiece, featuring double ovens, six-burner gas cooktop, a spacious island, abundant custom cabinetry- perfect for both everyday living and entertaining! The luxurious primary suite offers a sense retreat, complete with a spa-inspired bath ft a soaking tub, walk-in shower, dual vanities, and an expansive walk-in closet. The thoughtfully designed floor plan includes three bedrooms on main level and two bedrooms with a charming hangout space upstairs with built-in beds! Designed for entertaining, the outdoor living area boasts a full outdoor kitchen, a generous covered patio and a beautifully landscaped yard. The new Life Christian Academy is also being built that is walking distance from this desirable neighborhood! A rare opportunity to own a truly remarkable home- schedule your showing today! Flood insurance is only $771 a year with NO HISTORY of flooding!

19. 2026-04-15
    listed $550,000 Active 1203-char remark

    Show marketing remark (1203 chars)

    This stunning, custom-built residence in the highly sought-after Inwood Forest Subdivision showcases exceptional craftsmanship and timeless Southern elegance. Impeccably maintained, this 5-bedroom, 4.5-bath home is gracefully situated on over half an acre, offering both privacy and refined living. The gourmet kitchen is a true centerpiece, featuring double ovens, six-burner gas cooktop, a spacious island, abundant custom cabinetry- perfect for both everyday living and entertaining! The luxurious primary suite offers a sense retreat, complete with a spa-inspired bath ft a soaking tub, walk-in shower, dual vanities, and an expansive walk-in closet. The thoughtfully designed floor plan includes three bedrooms on main level and two bedrooms with a charming hangout space upstairs with built-in beds! Designed for entertaining, the outdoor living area boasts a full outdoor kitchen, a generous covered patio and a beautifully landscaped yard. The new Life Christian Academy is also being built that is walking distance from this desirable neighborhood! A rare opportunity to own a truly remarkable home- schedule your showing today! Flood insurance is only $771 a year with NO HISTORY of flooding!

20. 2020-12-11
    soldstatus 839-char remark

    Show marketing remark (839 chars)

    Custom Southern Acadian beauty located in Inwood Forest Subdivision. Kitchen is made for a chef! 6 burner gas stove top, double ovens, built in microwave and refrigerator. Extra large island, tumbled marble and granite. Off of the kitchen is a breakfast area with lots of windows. Brick arch wall is open to the living room with surround sound speakers, built ins and rustic wood columns. Master bedroom is a true luxury suite with separate tub and walk in shower, granite and double sinks, large custom walk in closet. Main level has 3 bedrooms, upstairs has 2 bedrooms and a playroom/office. Another set of stairs leads to the game room. Mud area with storage and drop area with hooks. 3 car garage, outdoor kitchen, huge back patio, fenced backyard, lush landscape, sprinkler system, alarm and so much more! Come enjoy this front porch!

21. 2020-12-11
    soldstatus $515,000

    Show marketing remark (839 chars)

    Custom Southern Acadian beauty located in Inwood Forest Subdivision. Kitchen is made for a chef! 6 burner gas stove top, double ovens, built in microwave and refrigerator. Extra large island, tumbled marble and granite. Off of the kitchen is a breakfast area with lots of windows. Brick arch wall is open to the living room with surround sound speakers, built ins and rustic wood columns. Master bedroom is a true luxury suite with separate tub and walk in shower, granite and double sinks, large custom walk in closet. Main level has 3 bedrooms, upstairs has 2 bedrooms and a playroom/office. Another set of stairs leads to the game room. Mud area with storage and drop area with hooks. 3 car garage, outdoor kitchen, huge back patio, fenced backyard, lush landscape, sprinkler system, alarm and so much more! Come enjoy this front porch!

22. 2020-03-09
    listed $529,500 839-char remark

    Show marketing remark (839 chars)

    Custom Southern Acadian beauty located in Inwood Forest Subdivision. Kitchen is made for a chef! 6 burner gas stove top, double ovens, built in microwave and refrigerator. Extra large island, tumbled marble and granite. Off of the kitchen is a breakfast area with lots of windows. Brick arch wall is open to the living room with surround sound speakers, built ins and rustic wood columns. Master bedroom is a true luxury suite with separate tub and walk in shower, granite and double sinks, large custom walk in closet. Main level has 3 bedrooms, upstairs has 2 bedrooms and a playroom/office. Another set of stairs leads to the game room. Mud area with storage and drop area with hooks. 3 car garage, outdoor kitchen, huge back patio, fenced backyard, lush landscape, sprinkler system, alarm and so much more! Come enjoy this front porch!

ⓘ 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: $4,361 · $363/mo
• Projected year-2 tax: $4,361 · $363/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 5/10 Major FEMA zone AE · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $78,000
• − Mortgage interest: −$29,688
• − Property taxes: −$4,361
• − Insurance: −$7,768
• − Repairs & maintenance: −$6,240
• − Management: −$6,240
• − HOA: −$480
• − Depreciation: −$15,418
• Taxable income: $7,804
• Est. tax owed @ 24.0%: −$1,873
• After-tax cash flow: $13,785/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 — Carlyss

• Score: 61/100
• State rank: #237
• US rank: #18031

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlyss, 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

+2.0% since first listed

5 events — show timeline

• 2026-05-09 Price Changed $539,999 SWLAR
• 2026-04-15 Listed $550,000 SWLAR
• 2020-12-11 Sold (Public Records) $515,000 Public Records
• 2020-12-11 Sold (MLS) — SWLAR
• 2020-03-09 Listed $529,500 SWLAR

Property tax history

-0.7%/yr

Latest (2025): $4,361 · +1.2% YoY. Source: county tax records.