301 Crystal Ln · Sulphur, LA 70663

$244,900

3 bd · 2.5 ba · 2,119 sqft · SingleFamily · 40 Days on market

Built 1979 0.25 ac lot $116/sqft · 18% above area Est $208k · 18% 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 +18.9/30.0
• DSCR +6.0/10.0
• 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

This charming updated home features 3 bedrooms and 2.5 baths. The kitchen area is open to the living area and has vaulted ceilings with accent beams. Upstairs you will find a nice game room area overlooking the living area below and 1/. 2 bath. The large sunroom is open and bright with separate heating and cooling. The HVAC system, windows and roof have all been recently updated. Located in the back fenced yard is a nice workshop. Call for your private showing today. All measurements are more or less.

Key facts

• Gorgeous countertops
• Soaring ceilings
• Exposed beams

Tags

• SOARING CEILINGS
• EXPOSED BEAMS
• LOFT-STYLE UPSTAIRS AREA
• UPDATED CABINETRY
• GORGEOUS COUNTERTOPS
• GAS RANGE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: House; 2 stories
• Exterior features: City lot; Rectangular lot; Lot dimensions about 77 x 150

Interior

• Kitchen: Equipped with dishwasher, microwave, oven, range and refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 main-level bathrooms
• Interior features: Dishwasher; Microwave; Oven; Range; Refrigerator; Central air; Ceiling fan(s); Central heating; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/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 $222k (9.3% below list).
• Recommended offer: $222k (9.3% below list) — sets the bar for 1% rule.

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: Maplewood Elementary (math 23% / reading 38%, grade F, #324 of 646 statewide, top 51%, 651 students, 55% FRL); Sulphur High School (math 36% / reading 53%, grade F, #58 of 265 statewide, top 23%, 2,043 students, 47% FRL) — zoned schools at 51% FRL track the district average.
• 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 46d 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).
• This rent runs 41% 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 $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 + 7.7% rent growth), your $69k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $75k; list at $245k implies a 227% gain — meaningful room to come down on a strong offer.

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 $222,196 (9.3% below list)

Questions for the listing agent

1. It's been on market 40 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 1979 — 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. 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?
7. 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.
8. 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.
9. 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: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (median comp): $208,285
• List price: $244,900
• Delta: 17.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2618 Roxton St	0.42mi	3/2.0	2,190 (+3%)	2mo	$180,500	$82	72
608 Shady Ln	0.09mi	3/3.0	1,903 (-10%)	8mo	$215,000	$113	70
28 Horseshoe Ln	0.34mi	4/2.0 (+1)	2,300 (+8%)	6mo	$285,000	$124	57
2807 Mary Ann Dr	0.23mi	4/2.0 (+1)	1,870 (-12%)	8mo	$209,000	$112	56
26 Horseshoe Ln	0.33mi	2/2.0 (-1)	1,840 (-13%)	1mo	$163,150	$89	55
300 Madison St	0.59mi	4/2.0 (+1)	1,990 (-6%)	3mo	$255,000	$128	53
1415 Beth St	0.45mi	3/2.0	1,832 (-14%)	3mo	$225,000	$123	52
104 Garden St	0.51mi	3/3.0	1,848 (-13%)	2mo	$202,000	$109	51
1005 Michelle Dr	0.61mi	3/2.0	1,992 (-6%)	11mo	$285,000	$143	51
916 Jacques Dr	0.56mi	3/3.0	2,340 (+10%)	6mo	$317,000	$135	49
2505 Jayson St	0.74mi	4/2.0 (+1)	1,913 (-10%)	1mo	$195,000	$102	41
2213 Comanche St	0.69mi	3/2.0	2,430 (+15%)	2mo	$90,000	$37	39

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: -4.8%
• Equity multiple: 0.81×
• Total profit: $-12,802
• Equity at exit: $36,515

10-year hold

• IRR: 9.3%
• Equity multiple: 1.85×
• Total profit: $58,393
• Equity at exit: $21,174

Cash invested: $68,572 (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: $2,222 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$117 /mo · $1,398/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $253

Break-even live

Break-even rent $1,902

Max offer price $244,900

Occupancy floor 84%

Sensitivity live

Price	-10% $391	-5% $322	+0% $253	+5% $183	+10% $114
Rent	-10% $77	-5% $165	+0% $253	+5% $340	+10% $428
Rate	-1.0pp $376	-0.5pp $315	base $253	+0.5pp $189	+1.0pp $124

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	45d	1	0.08mi
1016 Jacques Dr Sulphur, LA	4.0	3.0	2350	$3,000	$1.28	45d	1	0.49mi
103 Jackson Ave Sulphur, LA	4.0	2.0	2114	$4,500	$2.13	45d	1	1.02mi
708 Alabama St Sulphur, LA	4.0	2.5	2335	$2,800	$1.20	23d	1	1.11mi

Listing history 22 events

1. 2026-06-21
   days on market $244,900 Active 40 DOM
2. 2026-06-19
   days on market $244,900 Active 38 DOM
3. 2026-06-18
   days on market $244,900 Active 37 DOM
4. 2026-06-17
   days on market $244,900 Active 36 DOM
5. 2026-06-16
   days on market $244,900 Active 35 DOM
6. 2026-06-15
   days on market $244,900 Active 34 DOM
7. 2026-06-14
   days on market $244,900 Active 32 DOM
8. 2026-06-13
   days on market $244,900 Active 31 DOM
9. 2026-06-10
   days on market $244,900 Active 29 DOM
10. 2026-06-09
    days on market $244,900 Active 28 DOM
11. 2026-06-08
    days on market $244,900 Active 27 DOM
12. 2026-06-07
    days on market $244,900 Active 26 DOM
13. 2026-06-05
    days on market $244,900 Active 23 DOM
14. 2026-06-03
    price $244,900 Active 21 DOM
15. 2026-06-02
    days on market $249,999 Active 21 DOM
16. 2026-06-01
    days on market $249,999 Active 20 DOM
17. 2026-05-31
    days on market $249,999 Active 19 DOM
18. 2026-05-30
    days on market $249,999 Active 18 DOM
19. 2026-05-13
    listed $249,999 Active 938-char remark
20. 2023-04-21
    soldstatus 506-char remark

    Show marketing remark (506 chars)

    This charming updated home features 3 bedrooms and 2.5 baths. The kitchen area is open to the living area and has vaulted ceilings with accent beams. Upstairs you will find a nice game room area overlooking the living area below and 1/. 2 bath. The large sunroom is open and bright with separate heating and cooling. The HVAC system, windows and roof have all been recently updated. Located in the back fenced yard is a nice workshop. Call for your private showing today. All measurements are more or less.

21. 2022-11-08
    listed $249,900 506-char remark

    Show marketing remark (506 chars)

    This charming updated home features 3 bedrooms and 2.5 baths. The kitchen area is open to the living area and has vaulted ceilings with accent beams. Upstairs you will find a nice game room area overlooking the living area below and 1/. 2 bath. The large sunroom is open and bright with separate heating and cooling. The HVAC system, windows and roof have all been recently updated. Located in the back fenced yard is a nice workshop. Call for your private showing today. All measurements are more or less.

22. 1998-01-26
    soldstatus $74,900

ⓘ 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: $1,398 · $117/mo
• Projected year-2 tax: $1,398 · $117/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $26,664
• − Mortgage interest: −$13,718
• − Property taxes: −$1,398
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − Depreciation: −$7,124
• Taxable loss: −$1,068
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $3,286/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

+227.0% since first listed

5 events — show timeline

• 2026-06-02 Price Changed $244,900 SWLAR
• 2026-05-13 Listed $249,999 SWLAR
• 2023-04-21 Sold (MLS) — SWLAR
• 2022-11-08 Listed $249,900 SWLAR
• 1998-01-26 Sold (Public Records) $74,900 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,398 · +0.8% YoY. Source: county tax records.