419 Cypress St · Sulphur, LA 70663

$150,000

3 bd · 1.0 ba · 1,618 sqft · SingleFamily · 38 Days on market

Built 1961 0.28 ac lot $93/sqft · at area comps Est $155k · at est.

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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 +8.9/15.0
• 1% rule +8.4/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property or 1st time home. Seller is selling as is where is and will not make any repairs. Any inspections buyer chooses to perform will be for informational purposes only. Home was previously rented and now owner is selling. Great affordable price. Home features 2 bedroom 1 bath with an office that could be utilized as a 3rd bedroom. Home is centrally located and close to schools and shopping. Hard surface floors throughout entire house making it easy to keep clean. Great price, don't miss this one!

Key facts

• Dual-zoned potential
• Move-in ready
• Large flat yard

Tags

• DUAL-ZONED POTENTIAL
• HIGH VISIBILITY
• MOVE-IN READY
• LARGE FLAT YARD

Property features AI

Exterior

• Parking: Open parking; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable available; Water connected; Sewer connected
• Home design: Residential property; Single-story; No common walls; House/Office/Retail structure types
• Construction: Brick construction; Slab foundation; Built in 2026
• Exterior features: City lot; Paved road; City street frontage; North-facing

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Tile countertops

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% 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: Rents rising fast (+7.7%/yr); 294 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 37% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.34% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.18%
• DSCR: 1.76
• GRM: 6.2

CMA / ARV

• ARV (median comp): $154,686
• List price: $150,000
• Delta: -3.03%
• 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
309 Mathilda Dr	0.42mi	3/2.0	1,622 (+0%)	12mo	$161,000	$99	66
515 W Elizabeth St W	0.63mi	3/2.0	1,560 (-4%)	7mo	$152,500	$98	55
205 Leland St	0.72mi	3/1.5	1,602 (-1%)	11mo	$150,000	$94	54
855 E Lyons St	0.68mi	3/2.0	1,518 (-6%)	3mo	$115,000	$76	51
505 Custer St	0.57mi	3/1.0	1,406 (-13%)	2mo	$85,000	$60	50
1102 Bernadette Dr	0.63mi	3/2.0	1,479 (-9%)	8mo	$180,000	$122	46
310 Pitre St	0.63mi	3/2.0	1,432 (-12%)	4mo	$152,500	$106	44
301 Mustang St	0.70mi	3/2.0	1,739 (+8%)	10mo	$126,000	$72	42
620 Starlin Dr	0.62mi	3/2.0	1,453 (-10%)	10mo	$165,000	$114	42
1409 Lourdes St St	0.62mi	3/1.5	1,382 (-15%)	4mo	$166,000	$120	41
519 Hickok St	0.62mi	4/2.0 (+1)	1,809 (+12%)	8mo	$220,000	$122	36
1401 Maria Dr	0.70mi	3/1.5	1,387 (-14%)	7mo	$110,000	$79	36

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: 13.5%
• Equity multiple: 1.57×
• Total profit: $23,829
• Equity at exit: $22,365

10-year hold

• IRR: 25.6%
• Equity multiple: 3.73×
• Total profit: $114,494
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,008 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$136 /mo · $1,628/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $601

Break-even live

Break-even rent $1,247

Max offer price $150,000

Occupancy floor 65%

Sensitivity live

Price	-10% $686	-5% $644	+0% $601	+5% $559	+10% $516
Rent	-10% $443	-5% $522	+0% $601	+5% $681	+10% $760
Rate	-1.0pp $677	-0.5pp $640	base $601	+0.5pp $563	+1.0pp $523

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	44d	1	1.08mi
625 N Claiborne St Unit 1 Sulphur, LA	3.0	2.0	1200	$925	$0.77	14d	1	1.26mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	44d	1	1.27mi
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	22d	1	1.38mi

Listing history 23 events

1. 2026-06-21
   days on market $150,000 Active 38 DOM
2. 2026-06-19
   days on market $150,000 Active 36 DOM
3. 2026-06-18
   days on market $150,000 Active 35 DOM
4. 2026-06-17
   days on market $150,000 Active 34 DOM
5. 2026-06-16
   price $150,000 Active 33 DOM
6. 2026-06-16
   days on market $155,000 Active 33 DOM
7. 2026-06-15
   days on market $155,000 Active 32 DOM
8. 2026-06-14
   days on market $155,000 Active 30 DOM
9. 2026-06-13
   days on market $155,000 Active 29 DOM
10. 2026-06-10
    days on market $155,000 Active 27 DOM
11. 2026-06-09
    days on market $155,000 Active 26 DOM
12. 2026-06-08
    days on market $155,000 Active 25 DOM
13. 2026-06-07
    days on market $155,000 Active 24 DOM
14. 2026-06-05
    days on market $155,000 Active 21 DOM
15. 2026-06-02
    days on market $155,000 Active 19 DOM
16. 2026-06-01
    days on market $155,000 Active 18 DOM
17. 2026-05-31
    days on market $155,000 Active 17 DOM
18. 2026-05-30
    days on market $155,000 Active 16 DOM
19. 2026-05-14
    listed $155,000 Active 1116-char remark
20. 2023-10-02
    soldstatus 522-char remark

    Show marketing remark (522 chars)

    Great investment property or 1st time home. Seller is selling as is where is and will not make any repairs. Any inspections buyer chooses to perform will be for informational purposes only. Home was previously rented and now owner is selling. Great affordable price. Home features 2 bedroom 1 bath with an office that could be utilized as a 3rd bedroom. Home is centrally located and close to schools and shopping. Hard surface floors throughout entire house making it easy to keep clean. Great price, don't miss this one!

21. 2023-06-06
    listed $124,900 522-char remark

    Show marketing remark (522 chars)

    Great investment property or 1st time home. Seller is selling as is where is and will not make any repairs. Any inspections buyer chooses to perform will be for informational purposes only. Home was previously rented and now owner is selling. Great affordable price. Home features 2 bedroom 1 bath with an office that could be utilized as a 3rd bedroom. Home is centrally located and close to schools and shopping. Hard surface floors throughout entire house making it easy to keep clean. Great price, don't miss this one!

22. 2017-03-27
    soldstatus $156,000
23. 2005-12-30
    soldstatus $80,000

ⓘ 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: $1,628 · $136/mo
• Projected year-2 tax: $1,628 · $136/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 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $24,094
• − Mortgage interest: −$8,402
• − Property taxes: −$1,628
• − Insurance: −$750
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$4,364
• Taxable income: $5,095
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $5,994/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

+87.5% since first listed

6 events — show timeline

• 2026-06-16 Price Changed $150,000 SWLAR
• 2026-05-14 Listed $155,000 SWLAR
• 2023-10-02 Sold (MLS) — SWLAR
• 2023-06-06 Listed $124,900 SWLAR
• 2017-03-27 Sold (Public Records) $156,000 Public Records
• 2005-12-30 Sold (Public Records) $80,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,628 · +0.8% YoY. Source: county tax records.