856 Patch Street St · Carlyss, LA 70665

$325,000

4 bd · 2.0 ba · 2,788 sqft · SingleFamily · 318 Days on market

Built 2000 0.56 ac lot $117/sqft · 30% above area Est $251k · 30% over

---

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

Listing remarks MLS

Custom built home just outside of Sulphur city limits. Features an open floor plan with 4BR/2BA. 4th bedroom has a fireplace and can be used as a den. All rooms are large including the walk-in pantry. Two wood-burning fireplaces. Double-tray ceiling in the living room. Ceramic tile floors throughout. Oversized 2-car carport. Covered front porch. Rear porch is enclosed and has electricity and water. Could easily be converted to an outdoor kitchen. Two-room workshop (18x30) with side awning. Two central AC units are 3 years old. Metal roof on house and shop are 3 years old. Fenced backyard with some fruit trees. Beautiful property! Call for more information or to schedule a showing.

Key facts

• Covered front porch
• Open floor plan
• Double-tray ceiling

Tags

• OPEN FLOOR PLAN
• WALK-IN PANTRY
• WOOD-BURNING FIREPLACES
• DOUBLE-TRAY CEILING
• CERAMIC TILE FLOORS
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 8.3% in Carlyss — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: schools F, crime D-, amenities 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: 236 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $10k 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 + 3.0% rent growth), your $91k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $200k; list at $325k implies a 62% gain — meaningful room to come down on a strong offer.

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 $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.65% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.15%
• DSCR: 2.34
• GRM: 5.1

CMA / ARV

• ARV (median comp): $250,704
• List price: $325,000
• Delta: 29.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.9%
• Equity multiple: 1.72×
• Total profit: $65,970
• Equity at exit: $48,459

10-year hold

• IRR: 26.4%
• Equity multiple: 3.31×
• Total profit: $210,642
• Equity at exit: $28,100

Cash invested: $91,000 (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 70665

• Active inventory: 236
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $5,355 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$135
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,125
• Net cashflow: $1,860

Break-even live

Break-even rent $3,000

Max offer price $325,000

Occupancy floor 60%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	43d	1	0.87mi
1513 Briarwood St Sulphur, LA	4.0	3.0	3656	$6,500	$1.78	43d	1	1.07mi

Listing history 21 events

1. 2026-06-19
   days on market $325,000 Active 318 DOM
2. 2026-06-18
   days on market $325,000 Active 317 DOM
3. 2026-06-17
   days on market $325,000 Active 316 DOM
4. 2026-06-16
   days on market $325,000 Active 315 DOM
5. 2026-06-15
   days on market $325,000 Active 314 DOM
6. 2026-06-14
   days on market $325,000 Active 312 DOM
7. 2026-06-13
   days on market $325,000 Active 311 DOM
8. 2026-06-10
   days on market $325,000 Active 309 DOM
9. 2026-06-09
   days on market $325,000 Active 308 DOM
10. 2026-06-08
    days on market $325,000 Active 307 DOM
11. 2026-06-07
    days on market $325,000 Active 306 DOM
12. 2026-06-05
    days on market $325,000 Active 303 DOM
13. 2026-06-02
    days on market $325,000 Active 301 DOM
14. 2026-06-01
    days on market $325,000 Active 300 DOM
15. 2026-05-31
    days on market $325,000 Active 299 DOM
16. 2026-05-30
    days on market $325,000 Active 298 DOM
17. 2025-07-25
    listed $325,000 Active 689-char remark

    Show marketing remark (689 chars)

    Custom built home just outside of Sulphur city limits. Features an open floor plan with 4BR/2BA. 4th bedroom has a fireplace and can be used as a den. All rooms are large including the walk-in pantry. Two wood-burning fireplaces. Double-tray ceiling in the living room. Ceramic tile floors throughout. Oversized 2-car carport. Covered front porch. Rear porch is enclosed and has electricity and water. Could easily be converted to an outdoor kitchen. Two-room workshop (18x30) with side awning. Two central AC units are 3 years old. Metal roof on house and shop are 3 years old. Fenced backyard with some fruit trees. Beautiful property! Call for more information or to schedule a showing.

18. 2018-01-22
    soldstatus $200,000
19. 2018-01-19
    soldstatus 633-char remark

    Show marketing remark (633 chars)

    Well maintained home on 2 lots just outside Sulphur. Custom built one-owner home. Features open floor plan with 3/2, large living area and master bed/bath. The largest bedroom is used as a "den/man-cave". 2 wood burning fireplaces, 2 HVAC units, tray ceiling in living room. Large eat-in kitchen with lots of cabinets. Laundry room has sink. Fenced backyard with landscaping and fruit trees. Covered front porch. Enclosed back porch plus deck. 18x30 workshop with electricity, split into two sectors. 18x20 boat awning. 12x33 RV awning with electricity, 30-amp RV hookup and 230V welding machine hookup. Beautiful property.

20. 2017-09-11
    listed $215,000 633-char remark

    Show marketing remark (633 chars)

    Well maintained home on 2 lots just outside Sulphur. Custom built one-owner home. Features open floor plan with 3/2, large living area and master bed/bath. The largest bedroom is used as a "den/man-cave". 2 wood burning fireplaces, 2 HVAC units, tray ceiling in living room. Large eat-in kitchen with lots of cabinets. Laundry room has sink. Fenced backyard with landscaping and fruit trees. Covered front porch. Enclosed back porch plus deck. 18x30 workshop with electricity, split into two sectors. 18x20 boat awning. 12x33 RV awning with electricity, 30-amp RV hookup and 230V welding machine hookup. Beautiful property.

21. 1999-05-19
    soldstatus $12,000

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,788 · $149/mo
• Expected delta: +$539/yr (+$45/mo · 43.2%)

ⓘ 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 · 72% 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: $64,261
• − Mortgage interest: −$18,205
• − Property taxes: −$1,248
• − Insurance: −$6,744
• − Repairs & maintenance: −$5,141
• − Management: −$5,141
• − Depreciation: −$9,455
• Taxable income: $18,328
• Est. tax owed @ 24.0%: −$4,399
• After-tax cash flow: $17,924/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

+2608.3% since first listed

5 events — show timeline

• 2025-07-25 Listed $325,000 SWLAR
• 2018-01-22 Sold (Public Records) $200,000 Public Records
• 2018-01-19 Sold (MLS) — SWLAR
• 2017-09-11 Listed $215,000 SWLAR
• 1999-05-19 Sold (Public Records) $12,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,248 · +1.2% YoY. Source: county tax records.