375 Tiffany Dawn Loop · Carlyss, LA 70665

$239,714

3 bd · 2.0 ba · 1,735 sqft · SingleFamily

Built 2026 Poor condition 0.29 ac lot

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand NEW Construction in Maggy’s Ridge, a beautiful new construction community in Sulphur, Louisiana, proudly built by DSLD Homes. The NORRIS IV G has an open designed floor plan with 3 bedrooms & 2 full bathrooms. This NEW home includes upgraded quartz counters, stainless appliances, cabinet package, undermount cabinet lighting, framed bathroom mirrors, backsplash & more. Special plan features include kitchen island, undermount kitchen sink & walk-in pantry, luxury vinyl plank floors in living room, kitchen, dining & all wet areas, walk-in closet, separate shower & garden tub in primary suite, energy efficient appliances (range, dishwasher & micro

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $239,714 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $239,430.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).

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: Vincent Settlement Elementary School (math 62% / reading 67%, grade B, #40 of 646 statewide, top 7%, 321 students, 41% 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-school proficiency averages 50% at this address vs 37% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Calcasieu Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 236 active listings in the ZIP; 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $239,714

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.06% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $239,430
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
470 Garren Ln	0.17mi	3/2.0	1,686 (-3%)	23mo	$232,900	$138	68
222 Tara St	0.18mi	4/2.0 (+1)	1,800 (+4%)	20mo	$155,000	$86	64
5231 Winnie Dr	0.68mi	4/3.0 (+1)	1,841 (+6%)	9mo	$275,000	$149	42
5142 La-27	0.34mi	3/1.0	1,503 (-13%)	24mo	$140,000	$93	38

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-16,934
• Equity at exit: $35,700

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $13,514
• Equity at exit: $20,702

Cash invested: $67,040 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,528 medium
• Mortgage (P&I): −$1,256
• Tax est. 1.5%: −$299 /mo · $3,591/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $343

Break-even live

Break-even rent $2,094

Max offer price $239,430

Occupancy floor 81%

Sensitivity live

Price	-10% $508	-5% $425	+0% $343	+5% $260	+10% $177
Rent	-10% $143	-5% $243	+0% $343	+5% $443	+10% $542
Rate	-1.0pp $463	-0.5pp $404	base $343	+0.5pp $281	+1.0pp $218

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: $59,858
• Closing costs: $7,183
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-13
   remarks 669-char remark
2. 2026-06-13
   listed $239,714 Pending

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,339
• − Mortgage interest: −$13,412
• − Property taxes: −$3,591
• − Insurance: −$1,197
• − Repairs & maintenance: −$2,427
• − Management: −$2,427
• − Depreciation: −$6,965
• Taxable income: $319
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $4,036/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 · 4 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance to bring it up to a livable condition. Significant improvements are needed to the roof, exterior, flooring, interior walls, and HVAC systems to increase its resale value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major exterior siding — The exterior siding and paint appear to be in poor condition, with peeling paint and visible damage.
• Major flooring — The flooring in the interior photos appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls appear to be in poor condition, with visible damage and potential issues.
• Major HVAC and mechanical systems — The HVAC and mechanical systems appear to be in poor condition, with visible damage and potential issues.

Value-add opportunities

• Resale repair and replace roof — A new roof will significantly improve the home's appearance and reduce the risk of leaks.
• Resale repair and replace exterior siding and paint — A new exterior will improve the home's curb appeal and increase its resale value.
• Resale repair and replace flooring — New flooring will improve the home's appearance and increase its resale value.
• Resale repair and replace interior walls — A new interior will improve the home's appearance and increase its resale value.
• Resale repair and replace HVAC and mechanical systems — A new HVAC and mechanical systems will improve the home's comfort and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible damage and potential leaks.	Major	$15,000–50,000
exterior siding · The exterior siding and paint appear to be in poor condition, with peeling paint and visible damage.	Major	$15,000–50,000
flooring · The flooring in the interior photos appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls appear to be in poor condition, with visible damage and potential issues.	Major	$15,000–50,000
HVAC and mechanical systems · The HVAC and mechanical systems appear to be in poor condition, with visible damage and potential issues.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale repair and replace roof — A new roof will significantly improve the home's appearance and reduce the risk of leaks. ↑
• Resale repair and replace exterior siding and paint — A new exterior will improve the home's curb appeal and increase its resale value. ↑
• Resale repair and replace flooring — New flooring will improve the home's appearance and increase its resale value. ↑
• Resale repair and replace interior walls — A new interior will improve the home's appearance and increase its resale value. ↑
• Resale repair and replace HVAC and mechanical systems — A new HVAC and mechanical systems will improve the home's comfort and increase its resale 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 — 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
• 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