1002 Maria Dr · Sulphur, LA 70663

$149,000

3 bd · 1.5 ba · 1,380 sqft · SingleFamily · 256 Days on market

Built 1966 10,019 sqft lot $108/sqft · 7% below area Est $160k · 7% 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
• ARV discount +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

This charming 3-bedroom, 1.5-bath home offers the perfect mix of space, style, and simplicity! Step inside to find a bright, inviting living area with large windows, updated floors, and a neutral color palette that’s move-in ready. The kitchen features plenty of cabinet space, stainless appliances, and a cozy dining area that makes everyday meals feel special. Down the hall, you’ll find three comfortable bedrooms and updated bathroom. The main bedroom has an adjoining half bathroom. Out back, enjoy a fully fenced yard with room to garden, grill, or just relax under the open sky. There’s even a storage shed for your outdoor essentials! Located close to schools, shopping, and restaurants, this home is perfect for anyone looking for convenience without giving up peace and privacy.

Key facts

• Large windows
• Cozy dining area
• Stainless appliances

Tags

• LARGE WINDOWS
• UPDATED FLOORS
• PLENTY OF CABINET SPACE
• STAINLESS APPLIANCES
• COZY DINING AREA
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% 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+, 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: 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: Rents rising fast (+7.7%/yr); 294 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 36% 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.29% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (median comp): $160,054
• List price: $149,000
• Delta: -6.91%
• 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
1401 Maria Dr	0.22mi	3/1.5	1,387 (+0%)	7mo	$110,000	$79	83
1409 Lourdes St St	0.33mi	3/1.5	1,382 (+0%)	5mo	$166,000	$120	80
1318 Melanie Dr	0.21mi	3/2.0	1,365 (-1%)	10mo	$170,000	$125	78
740 Starlin Dr	0.26mi	3/1.0	1,340 (-3%)	7mo	$155,000	$116	75
1102 Bernadette Dr	0.13mi	3/2.0	1,479 (+7%)	8mo	$180,000	$122	74
701 Ginger St	0.22mi	3/1.0	1,300 (-6%)	10mo	$155,000	$119	70
620 Starlin Dr	0.28mi	3/2.0	1,453 (+5%)	10mo	$165,000	$114	68
190 Mustang St	0.57mi	3/2.0	1,440 (+4%)	12mo	$160,000	$111	54
1030 Gulf Ln	0.55mi	3/2.0	1,279 (-7%)	15mo	$148,500	$116	48
214 Lightning St	0.42mi	3/2.0	1,581 (+15%)	11mo	$111,000	$70	44
110 N Hudson St N	0.50mi	4/2.0 (+1)	1,522 (+10%)	15mo	$116,000	$76	40
1004 Sunset St	0.70mi	3/2.0	1,211 (-12%)	14mo	$129,500	$107	33

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,806
• Equity at exit: $22,216

10-year hold

• IRR: 12.8%
• Equity multiple: 2.29×
• Total profit: $53,919
• Equity at exit: $12,883

Cash invested: $41,720 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$781
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $168

Break-even live

Break-even rent $1,710

Max offer price $149,000

Occupancy floor 86%

Sensitivity live

Price	-10% $252	-5% $210	+0% $168	+5% $126	+10% $84
Rent	-10% $16	-5% $92	+0% $168	+5% $244	+10% $320
Rate	-1.0pp $243	-0.5pp $206	base $168	+0.5pp $129	+1.0pp $90

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	45d	1	0.74mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	45d	1	1.01mi
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	22d	1	1.11mi
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	45d	1	1.26mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	15d	1	1.37mi

Listing history 26 events

1. 2026-06-21
   days on market $149,000 Active 256 DOM
2. 2026-06-19
   days on market $149,000 Active 254 DOM
3. 2026-06-18
   days on market $149,000 Active 253 DOM
4. 2026-06-17
   days on market $149,000 Active 252 DOM
5. 2026-06-16
   days on market $149,000 Active 251 DOM
6. 2026-06-15
   days on market $149,000 Active 250 DOM
7. 2026-06-14
   days on market $149,000 Active 248 DOM
8. 2026-06-13
   days on market $149,000 Active 247 DOM
9. 2026-06-10
   days on market $149,000 Active 245 DOM
10. 2026-06-09
    days on market $149,000 Active 244 DOM
11. 2026-06-08
    days on market $149,000 Active 243 DOM
12. 2026-06-07
    days on market $149,000 Active 242 DOM
13. 2026-06-05
    days on market $149,000 Active 239 DOM
14. 2026-06-02
    days on market $149,000 Active 237 DOM
15. 2026-06-01
    days on market $149,000 Active 236 DOM
16. 2026-05-31
    days on market $149,000 Active 235 DOM
17. 2026-05-30
    days on market $149,000 Active 234 DOM
18. 2026-03-30
    price $149,000 806-char remark

    Show marketing remark (806 chars)

    This charming 3-bedroom, 1.5-bath home offers the perfect mix of space, style, and simplicity! Step inside to find a bright, inviting living area with large windows, updated floors, and a neutral color palette that’s move-in ready. The kitchen features plenty of cabinet space, stainless appliances, and a cozy dining area that makes everyday meals feel special. Down the hall, you’ll find three comfortable bedrooms and updated bathroom. The main bedroom has an adjoining half bathroom. Out back, enjoy a fully fenced yard with room to garden, grill, or just relax under the open sky. There’s even a storage shed for your outdoor essentials! Located close to schools, shopping, and restaurants, this home is perfect for anyone looking for convenience without giving up peace and privacy.

19. 2025-10-25
    status Active 806-char remark

    Show marketing remark (806 chars)

    This charming 3-bedroom, 1.5-bath home offers the perfect mix of space, style, and simplicity! Step inside to find a bright, inviting living area with large windows, updated floors, and a neutral color palette that’s move-in ready. The kitchen features plenty of cabinet space, stainless appliances, and a cozy dining area that makes everyday meals feel special. Down the hall, you’ll find three comfortable bedrooms and updated bathroom. The main bedroom has an adjoining half bathroom. Out back, enjoy a fully fenced yard with room to garden, grill, or just relax under the open sky. There’s even a storage shed for your outdoor essentials! Located close to schools, shopping, and restaurants, this home is perfect for anyone looking for convenience without giving up peace and privacy.

20. 2025-10-25
    historical 806-char remark

    Show marketing remark (806 chars)

    This charming 3-bedroom, 1.5-bath home offers the perfect mix of space, style, and simplicity! Step inside to find a bright, inviting living area with large windows, updated floors, and a neutral color palette that’s move-in ready. The kitchen features plenty of cabinet space, stainless appliances, and a cozy dining area that makes everyday meals feel special. Down the hall, you’ll find three comfortable bedrooms and updated bathroom. The main bedroom has an adjoining half bathroom. Out back, enjoy a fully fenced yard with room to garden, grill, or just relax under the open sky. There’s even a storage shed for your outdoor essentials! Located close to schools, shopping, and restaurants, this home is perfect for anyone looking for convenience without giving up peace and privacy.

21. 2025-10-07
    listed $152,000 Active 806-char remark

    Show marketing remark (806 chars)

    This charming 3-bedroom, 1.5-bath home offers the perfect mix of space, style, and simplicity! Step inside to find a bright, inviting living area with large windows, updated floors, and a neutral color palette that’s move-in ready. The kitchen features plenty of cabinet space, stainless appliances, and a cozy dining area that makes everyday meals feel special. Down the hall, you’ll find three comfortable bedrooms and updated bathroom. The main bedroom has an adjoining half bathroom. Out back, enjoy a fully fenced yard with room to garden, grill, or just relax under the open sky. There’s even a storage shed for your outdoor essentials! Located close to schools, shopping, and restaurants, this home is perfect for anyone looking for convenience without giving up peace and privacy.

22. 2021-02-23
    soldstatus 928-char remark

    Show marketing remark (928 chars)

    !!FOR SALE!! 1002 Maria Dr. in Sulphur $163,500 An adorable 3 bed, 1.5 bath home boasting 1490 living square feet! This home has all the major stuff done! New Roof and inside/outside A/C in 2020, newer water heater, new stainless appliances will remain. The kitchen has been updated with new preformed counter tops, and a new backsplash! Two living areas are available, one could be a game room / kids room. or turn into a formal dining area. New vinyl plank flooring throughout home! All three bedrooms have ample space! The bathrooms have some new finishes as well!! This home is located in a well established Sulphur neighborhood. Easy commute to the major roadways, and everything Sulphur has to offer! Walk the family to the annual / seasonal events that take place on Cypress St!! This home is waiting on a few of your own minor touches! Don't miss this one! Motivated seller says bring us an offer!!! all measurements +/-

23. 2021-02-23
    soldstatus $156,500

    Show marketing remark (928 chars)

    !!FOR SALE!! 1002 Maria Dr. in Sulphur $163,500 An adorable 3 bed, 1.5 bath home boasting 1490 living square feet! This home has all the major stuff done! New Roof and inside/outside A/C in 2020, newer water heater, new stainless appliances will remain. The kitchen has been updated with new preformed counter tops, and a new backsplash! Two living areas are available, one could be a game room / kids room. or turn into a formal dining area. New vinyl plank flooring throughout home! All three bedrooms have ample space! The bathrooms have some new finishes as well!! This home is located in a well established Sulphur neighborhood. Easy commute to the major roadways, and everything Sulphur has to offer! Walk the family to the annual / seasonal events that take place on Cypress St!! This home is waiting on a few of your own minor touches! Don't miss this one! Motivated seller says bring us an offer!!! all measurements +/-

24. 2020-11-09
    listed $159,900 928-char remark

    Show marketing remark (928 chars)

    !!FOR SALE!! 1002 Maria Dr. in Sulphur $163,500 An adorable 3 bed, 1.5 bath home boasting 1490 living square feet! This home has all the major stuff done! New Roof and inside/outside A/C in 2020, newer water heater, new stainless appliances will remain. The kitchen has been updated with new preformed counter tops, and a new backsplash! Two living areas are available, one could be a game room / kids room. or turn into a formal dining area. New vinyl plank flooring throughout home! All three bedrooms have ample space! The bathrooms have some new finishes as well!! This home is located in a well established Sulphur neighborhood. Easy commute to the major roadways, and everything Sulphur has to offer! Walk the family to the annual / seasonal events that take place on Cypress St!! This home is waiting on a few of your own minor touches! Don't miss this one! Motivated seller says bring us an offer!!! all measurements +/-

25. 2018-07-20
    soldstatus $127,500
26. 1998-11-17
    soldstatus $55,000

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $969 · $81/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 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $23,069
• − Mortgage interest: −$8,346
• − Property taxes: −$969
• − Insurance: −$5,864
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$4,335
• Taxable loss: −$136
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $2,048/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

+170.9% since first listed

9 events — show timeline

• 2026-03-30 Price Changed $149,000 SWLAR
• 2025-10-25 Relisted — SWLAR
• 2025-10-25 Delisted — SWLAR
• 2025-10-07 Listed $152,000 SWLAR
• 2021-02-23 Sold (Public Records) $156,500 Public Records
• 2021-02-23 Sold (MLS) — SWLAR
• 2020-11-09 Listed $159,900 SWLAR
• 2018-07-20 Sold (Public Records) $127,500 Public Records
• 1998-11-17 Sold (Public Records) $55,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $969 · +0.8% YoY. Source: county tax records.