173 Briar Ct · Sulphur, LA 70665

$226,400

3 bd · 2.0 ba · 1,514 sqft · SingleFamily · 248 Days on market

Built 2025 Excellent condition 5,695 sqft lot $150/sqft · 6% below area Est $242k · 6% under $25/mo HOA · 1% of rent ↓ 4% since listing

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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 +29.9/30.0
• ARV discount +10.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The HILLSBOROUGH IV H offers a 3 bedroom 2 bathroom open and split floor plan! This NEW home includes upgraded cabinets, granite counters plus luxury vinyl plank flooring in living room and wet areas. Special Home Features: kitchen island overlooking the living room, recessed can lighting, linen closet and walk-in closet in the primary suite, ceiling fans in the living room and primary bedroom, smoke and carbon monoxide detectors, post tension slab, automatic garage door with 2 remotes, covered rear patio, fully sodded yard with seasonal landscaping package, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: kitchen appliance package, low E tilt-in windows, radiant barrier roof decking, tankless gas water heater and more!

Key facts

• Smart home package
• New construction
• Walk-in closet

Tags

• SMART HOME PACKAGE
• NEW CONSTRUCTION
• KITCHEN ISLAND
• RECESSED CAN LIGHTING
• WALK-IN CLOSET
• CEILING FANS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $226k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $226k).
• Recommended offer: $199k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

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 + 3.0% rent growth), your $63k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $199,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 1.36% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.81%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

• ARV (median comp): $241,570
• List price: $226,400
• Delta: -6.28%
• 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
148 Orchard Ln	0.23mi	3/2.0	1,514 (0%)	7mo	$207,000	$137	84
277 Paisley Pkwy	0.28mi	3/2.0	1,616 (+7%)	2mo	$214,000	$132	74
324 Long Hill Dr	0.28mi	3/2.0	1,545 (+2%)	13mo	$208,000	$135	73
235 Aston Ln	0.30mi	3/2.0	1,563 (+3%)	10mo	$214,000	$137	73
109 Briar Ct	0.17mi	3/2.0	1,642 (+8%)	7mo	$212,500	$129	72
337 Madison Xing	0.33mi	3/2.0	1,452 (-4%)	8mo	$208,000	$143	71
305 Paisley Pkwy	0.33mi	3/2.0	1,618 (+7%)	4mo	$217,000	$134	70
248 Long Hill Dr Dr	0.18mi	3/2.0	1,698 (+12%)	7mo	$205,000	$121	65
224 Pipers Ln	0.41mi	3/2.0	1,641 (+8%)	12mo	$233,900	$143	57
216 Pipers Ln	0.40mi	3/2.0	1,738 (+15%)	3mo	$240,000	$138	54
544 Patton St	0.75mi	3/2.0	1,400 (-8%)	1mo	$115,000	$82	52
344 Madison Crossing Dr	0.36mi	3/2.0	1,710 (+13%)	12mo	$219,500	$128	51

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $16,579
• Equity at exit: $33,757

10-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $83,196
• Equity at exit: $19,575

Cash invested: $63,392 (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: 6.1×

Monthly cashflow live

• Estimated rent: $3,070 medium
• Mortgage (P&I): −$1,187
• Tax est. 1.5%: −$283 /mo · $3,396/yr
• Insurance: −$94
• HOA: −$25
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $835

Break-even live

Break-even rent $2,012

Max offer price $226,400

Occupancy floor 68%

Sensitivity live

Price	-10% $992	-5% $914	+0% $835	+5% $757	+10% $679
Rent	-10% $593	-5% $714	+0% $835	+5% $957	+10% $1,078
Rate	-1.0pp $949	-0.5pp $893	base $835	+0.5pp $777	+1.0pp $717

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: $56,600
• Closing costs: $6,792
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	14d	10	0.20mi
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	44d	1	0.32mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.41mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: watergaslandscaping

Listing history 10 events

1. 2026-06-02
   status $226,400 Pending 248 DOM
2. 2026-06-01
   days on market $226,400 Active 248 DOM
3. 2026-05-31
   days on market $226,400 Active 247 DOM
4. 2026-05-30
   days on market $226,400 Active 246 DOM
5. 2026-04-16
   price $226,400 893-char remark

   Show marketing remark (941 chars)

   Awesome builder rate + FREE Refrigerator, Washer/Dryer, Window Blinds & Front Gutters (restrictions apply)! Brand NEW Construction in Belle Savanne built by DSLD HOMES. The HILLSBOROUGH IV H offers a 3 bedroom 2 bathroom open and split floor plan! This NEW home includes upgraded cabinets, granite counters plus luxury vinyl plank flooring in living room and wet areas. Special Home Features: kitchen island overlooking the living room, recessed can lighting, linen closet and walk-in closet in the primary suite, ceiling fans in the living room and primary bedroom, smoke and carbon monoxide detectors, post tension slab, automatic garage door with 2 remotes, covered rear patio, fully sodded yard with seasonal landscaping package, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: kitchen appliance package, low E tilt-in windows, radiant barrier roof decking, tankless gas water heater and more!

6. 2026-04-16
   price $226,400 941-char remark

   Show marketing remark (941 chars)

   Awesome builder rate + FREE Refrigerator, Washer/Dryer, Window Blinds & Front Gutters (restrictions apply)! Brand NEW Construction in Belle Savanne built by DSLD HOMES. The HILLSBOROUGH IV H offers a 3 bedroom 2 bathroom open and split floor plan! This NEW home includes upgraded cabinets, granite counters plus luxury vinyl plank flooring in living room and wet areas. Special Home Features: kitchen island overlooking the living room, recessed can lighting, linen closet and walk-in closet in the primary suite, ceiling fans in the living room and primary bedroom, smoke and carbon monoxide detectors, post tension slab, automatic garage door with 2 remotes, covered rear patio, fully sodded yard with seasonal landscaping package, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: kitchen appliance package, low E tilt-in windows, radiant barrier roof decking, tankless gas water heater and more!

7. 2026-03-17
   price $226,405 893-char remark

   Show marketing remark (941 chars)

   Awesome builder rate + FREE Refrigerator, Washer/Dryer, Window Blinds & Front Gutters (restrictions apply)! Brand NEW Construction in Belle Savanne built by DSLD HOMES. The HILLSBOROUGH IV H offers a 3 bedroom 2 bathroom open and split floor plan! This NEW home includes upgraded cabinets, granite counters plus luxury vinyl plank flooring in living room and wet areas. Special Home Features: kitchen island overlooking the living room, recessed can lighting, linen closet and walk-in closet in the primary suite, ceiling fans in the living room and primary bedroom, smoke and carbon monoxide detectors, post tension slab, automatic garage door with 2 remotes, covered rear patio, fully sodded yard with seasonal landscaping package, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: kitchen appliance package, low E tilt-in windows, radiant barrier roof decking, tankless gas water heater and more!

8. 2026-03-17
   price $226,405 941-char remark

   Show marketing remark (941 chars)

   Awesome builder rate + FREE Refrigerator, Washer/Dryer, Window Blinds & Front Gutters (restrictions apply)! Brand NEW Construction in Belle Savanne built by DSLD HOMES. The HILLSBOROUGH IV H offers a 3 bedroom 2 bathroom open and split floor plan! This NEW home includes upgraded cabinets, granite counters plus luxury vinyl plank flooring in living room and wet areas. Special Home Features: kitchen island overlooking the living room, recessed can lighting, linen closet and walk-in closet in the primary suite, ceiling fans in the living room and primary bedroom, smoke and carbon monoxide detectors, post tension slab, automatic garage door with 2 remotes, covered rear patio, fully sodded yard with seasonal landscaping package, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: kitchen appliance package, low E tilt-in windows, radiant barrier roof decking, tankless gas water heater and more!

9. 2025-09-26
   listed $236,405 Active 893-char remark

   Show marketing remark (941 chars)

   Awesome builder rate + FREE Refrigerator, Washer/Dryer, Window Blinds & Front Gutters (restrictions apply)! Brand NEW Construction in Belle Savanne built by DSLD HOMES. The HILLSBOROUGH IV H offers a 3 bedroom 2 bathroom open and split floor plan! This NEW home includes upgraded cabinets, granite counters plus luxury vinyl plank flooring in living room and wet areas. Special Home Features: kitchen island overlooking the living room, recessed can lighting, linen closet and walk-in closet in the primary suite, ceiling fans in the living room and primary bedroom, smoke and carbon monoxide detectors, post tension slab, automatic garage door with 2 remotes, covered rear patio, fully sodded yard with seasonal landscaping package, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: kitchen appliance package, low E tilt-in windows, radiant barrier roof decking, tankless gas water heater and more!

10. 2025-09-26
    listed $236,405 Active 941-char remark

    Show marketing remark (941 chars)

    Awesome builder rate + FREE Refrigerator, Washer/Dryer, Window Blinds & Front Gutters (restrictions apply)! Brand NEW Construction in Belle Savanne built by DSLD HOMES. The HILLSBOROUGH IV H offers a 3 bedroom 2 bathroom open and split floor plan! This NEW home includes upgraded cabinets, granite counters plus luxury vinyl plank flooring in living room and wet areas. Special Home Features: kitchen island overlooking the living room, recessed can lighting, linen closet and walk-in closet in the primary suite, ceiling fans in the living room and primary bedroom, smoke and carbon monoxide detectors, post tension slab, automatic garage door with 2 remotes, covered rear patio, fully sodded yard with seasonal landscaping package, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: kitchen appliance package, low E tilt-in windows, radiant barrier roof decking, tankless gas water heater and more!

ⓘ 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: $36,835
• − Mortgage interest: −$12,682
• − Property taxes: −$3,396
• − Insurance: −$1,132
• − Repairs & maintenance: −$2,947
• − Management: −$2,947
• − HOA: −$300
• − Depreciation: −$6,586
• Taxable income: $6,845
• Est. tax owed @ 24.0%: −$1,643
• After-tax cash flow: $8,381/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 · 2 photos

Excellent 95/100 None rehab

This brand-new construction home in Belle Savanne is move-in ready with excellent condition and no visible repairs needed. It offers a good ROI with upgrades and features that enhance both resale and rental value.

Value-add opportunities

• Both Landscaping and sodding — Enhances curb appeal and adds value for both resale and rental.
• Both Interior paint touch-ups — Maintains a fresh and inviting appearance for potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and sodding — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Interior paint touch-ups — Maintains a fresh and inviting appearance for potential buyers and renters. ↑

ⓘ 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 — 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
• 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

Price history

-4.2% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $226,400 Zillow
• 2026-04-16 Price Changed $226,400 SWLAR
• 2026-03-17 Price Changed $226,405 Zillow
• 2026-03-17 Price Changed $226,405 SWLAR
• 2025-09-26 Listed $236,405 Zillow
• 2025-09-26 Listed $236,405 SWLAR