106 Madison St · Sulphur, LA 70663

$204,900

3 bd · 2.0 ba · 1,612 sqft · SingleFamily · 22 Days on market

Built 1966 0.53 ac lot Est $176k · 17% over

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Rent growth +4.4/5.0
• 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

Completely move in ready, this 3 bedroom, 2 bathroom home offers 1,612 square feet of updated living space on a spacious 0.53 acre lot, centrally located with easy access to shopping, dining, and schools. Every major update has already been done for you including fresh interior paint, newer appliances, updated bathrooms, and a new HVAC system to ensure total comfort from day one. Enjoy quiet neighborhood living from your covered front or back porch, with the added bonus of a one car carport, a storage building, and a fenced yard. Properties this complete and this well situated rarely last long, so schedule your showing today.

Key facts

• Covered front porch
• Fenced yard
• Updated living space

Tags

• UPDATED LIVING SPACE
• NEW HVAC SYSTEM
• COVERED FRONT PORCH
• FENCED YARD

Property features AI

Exterior

• Home design: Single-story single family residence; Residential property
• Exterior features: Lot roughly 82 x 290 (about 0.53 acres); Residential zoning

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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); 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).
• At $2,555/mo this rent would consume 47% of the median local household income ($65k/yr) (locally 197% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $57k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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: major flood risk; 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 $201,826 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $175,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Lynn Ln Ln	0.26mi	3/1.5	1,728 (+7%)	8mo	$185,000	$107	67
515 N Lebanon St N	0.36mi	3/2.0	1,728 (+7%)	7mo	$179,700	$104	66
2638 Saint Joseph St	0.54mi	3/2.0	1,578 (-2%)	7mo	$239,900	$152	66
104 Garden St	0.12mi	3/3.0	1,848 (+15%)	2mo	$202,000	$109	64
211 Jackson Ave Ave	0.66mi	3/2.0	1,521 (-6%)	1mo	$190,000	$125	59
320 Madison St	0.55mi	3/2.0	1,723 (+7%)	6mo	$174,500	$101	58
310 Audalia Ave	0.64mi	3/2.0	1,743 (+8%)	4mo	$192,000	$110	54
26 Horseshoe Ln	0.37mi	2/2.0 (-1)	1,840 (+14%)	1mo	$163,150	$89	53
311 W Lee St W	0.57mi	3/2.0	1,375 (-15%)	2mo	$142,000	$103	47
2922 Weil Dr Dr	0.66mi	4/2.0 (+1)	1,750 (+9%)	5mo	$215,000	$123	45
201 W Lee St W	0.70mi	3/2.0	1,780 (+10%)	7mo	$205,000	$115	44
1415 Forest Ln	0.74mi	3/2.0	1,450 (-10%)	10mo	$108,000	$74	40

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: 10.9%
• Equity multiple: 1.45×
• Total profit: $26,030
• Equity at exit: $30,551

10-year hold

• IRR: 23.3%
• Equity multiple: 3.43×
• Total profit: $139,243
• Equity at exit: $17,716

Cash invested: $57,372 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,555 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $734

Break-even live

Break-even rent $1,626

Max offer price $204,900

Occupancy floor 66%

Sensitivity live

Price	-10% $850	-5% $792	+0% $734	+5% $676	+10% $618
Rent	-10% $532	-5% $633	+0% $734	+5% $835	+10% $936
Rate	-1.0pp $837	-0.5pp $786	base $734	+0.5pp $681	+1.0pp $627

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: $51,225
• Closing costs: $6,147
• 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	44d	1	0.48mi
103 Jackson Ave Sulphur, LA	4.0	2.0	2114	$4,500	$2.13	44d	1	0.63mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	44d	1	1.26mi
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	22d	1	1.35mi

Listing history 19 events

1. 2026-06-21
   days on market $204,900 Active 22 DOM
2. 2026-06-19
   days on market $204,900 Active 20 DOM
3. 2026-06-18
   days on market $204,900 Active 19 DOM
4. 2026-06-17
   days on market $204,900 Active 18 DOM
5. 2026-06-16
   days on market $204,900 Active 17 DOM
6. 2026-06-15
   days on market $204,900 Active 16 DOM
7. 2026-06-14
   days on market $204,900 Active 14 DOM
8. 2026-06-13
   statuslisting id $204,900 Active 13 DOM
9. 2026-06-05
   remarks 633-char remark
10. 2026-06-05
    statusdays on marketlisting id $204,900 Pending 13 DOM
11. 2026-06-02
    days on market $204,900 Active 12 DOM
12. 2026-06-01
    days on market $204,900 Active 11 DOM
13. 2026-05-31
    days on market $204,900 Active 10 DOM
14. 2026-05-30
    days on market $204,900 Active 9 DOM
15. 2026-05-21
    listed $204,900 Active 633-char remark

    Show marketing remark (633 chars)

    Completely move in ready, this 3 bedroom, 2 bathroom home offers 1,612 square feet of updated living space on a spacious 0.53 acre lot, centrally located with easy access to shopping, dining, and schools. Every major update has already been done for you including fresh interior paint, newer appliances, updated bathrooms, and a new HVAC system to ensure total comfort from day one. Enjoy quiet neighborhood living from your covered front or back porch, with the added bonus of a one car carport, a storage building, and a fenced yard. Properties this complete and this well situated rarely last long, so schedule your showing today.

16. 2026-05-21
    listed $204,900 Active

    Show marketing remark (633 chars)

    Completely move in ready, this 3 bedroom, 2 bathroom home offers 1,612 square feet of updated living space on a spacious 0.53 acre lot, centrally located with easy access to shopping, dining, and schools. Every major update has already been done for you including fresh interior paint, newer appliances, updated bathrooms, and a new HVAC system to ensure total comfort from day one. Enjoy quiet neighborhood living from your covered front or back porch, with the added bonus of a one car carport, a storage building, and a fenced yard. Properties this complete and this well situated rarely last long, so schedule your showing today.

17. 2021-05-07
    soldstatus $192,000
18. 2021-05-06
    soldstatus 662-char remark

    Show marketing remark (662 chars)

    Charming remodeled 3 bedroom 2 bath home in Maplewood area of Sulphur. This home is move in ready and has been totally updated. Amazing kitchen with abundance of custom cabinets with granite tile counters and stainless appliances. Large dining area with brick accent wall. Master suite features walk in closet, double sinks and soaking tub/ shower combo. Fresh paint and flooring throughout. Both bathrooms have been updated and new fixtures and lighting throughout. Huge covered back patio for entertaining guest and a massive back yard. Not in a flood zone. Will qualify for Rural 100% financing. Seller is reserving all curtains and rods. Will not last long!!

19. 2021-02-11
    listed $199,900 662-char remark

    Show marketing remark (662 chars)

    Charming remodeled 3 bedroom 2 bath home in Maplewood area of Sulphur. This home is move in ready and has been totally updated. Amazing kitchen with abundance of custom cabinets with granite tile counters and stainless appliances. Large dining area with brick accent wall. Master suite features walk in closet, double sinks and soaking tub/ shower combo. Fresh paint and flooring throughout. Both bathrooms have been updated and new fixtures and lighting throughout. Huge covered back patio for entertaining guest and a massive back yard. Not in a flood zone. Will qualify for Rural 100% financing. Seller is reserving all curtains and rods. Will not last long!!

ⓘ 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: $1,492 · $124/mo
• Projected year-2 tax: $1,492 · $124/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 X (unshaded) · 73% 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: $30,659
• − Mortgage interest: −$11,478
• − Property taxes: −$1,492
• − Insurance: −$1,024
• − Repairs & maintenance: −$2,453
• − Management: −$2,453
• − Depreciation: −$5,961
• Taxable income: $5,799
• Est. tax owed @ 24.0%: −$1,392
• After-tax cash flow: $7,418/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

+2.5% since first listed

5 events — show timeline

• 2026-05-21 Listed $204,900 GFPAR
• 2026-05-21 Listed $204,900 SWLAR
• 2021-05-07 Sold (Public Records) $192,000 Public Records
• 2021-05-06 Sold (MLS) — SWLAR
• 2021-02-11 Listed $199,900 SWLAR

Property tax history

+6.9%/yr

Latest (2025): $1,492 · +1.6% YoY. Source: county tax records.