511 E Lincoln St · Sulphur, LA 70663

$39,900

2 bd · 1.0 ba · 842 sqft · SingleFamily · 168 Days on market

Built 1967 4,620 sqft lot $47/sqft · 55% below area ↓ 27% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investment Opportunity! This charming 2 -bedroom, 1 bath home offers great potential for investors or those seeking a cozy rental property. Enjoy relaxing on the front porch, perfect for outdoor seating and morning coffee. The home features a durable metal roof and light oak-look alike laminate flooring throughout providing both style and low maintenance. The kitchen is equipped with formica countertops and a gas range stove, offering practical functionality for everyday living. This property is well suited for a long term rental flip, or starter home investment. This is great to add to your investment portfolio with a property that offers comfort durability and charm. This property checks all the boxes with value and potential. Call for your showing today!

Key facts

• Metal roof
• Front porch
• Formica countertops

Tags

• FRONT PORCH
• METAL ROOF
• FORMICA COUNTERTOPS
• GAS RANGE STOVE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 8.8% in Sulphur — 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 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; 2 comparable units currently listed for rent nearby; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent is only 18% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

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 $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.43% ✓
• Cap rate: 22.02%
• Cash-on-cash: 56.17%
• DSCR: 3.50
• GRM: 3.4

CMA / ARV

• ARV (median comp): $89,198
• List price: $39,900
• Delta: -55.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 E Carlton St E	0.45mi	2/1.0	862 (+2%)	8mo	$57,000	$66	69

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: 59.5%
• Equity multiple: 3.83×
• Total profit: $31,584
• Equity at exit: $5,949

10-year hold

• IRR: 65.8%
• Equity multiple: 9.22×
• Total profit: $91,822
• Equity at exit: $3,450

Cash invested: $11,172 (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: 3.4×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $523

Break-even live

Break-even rent $308

Max offer price $39,900

Occupancy floor 41%

Sensitivity live

Price	-10% $546	-5% $534	+0% $523	+5% $512	+10% $500
Rent	-10% $446	-5% $485	+0% $523	+5% $561	+10% $600
Rate	-1.0pp $543	-0.5pp $533	base $523	+0.5pp $513	+1.0pp $502

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Mc Arthur St Unit 6 Sulphur, LA	1.0	1.0	800	$675	$0.84	44d	1	0.54mi
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	14d	1	0.91mi

Listing history 12 events

1. 2026-06-10
   status $39,900 Pending 168 DOM
2. 2026-06-09
   days on market $39,900 Active 168 DOM
3. 2026-06-08
   days on market $39,900 Active 167 DOM
4. 2026-06-07
   days on market $39,900 Active 166 DOM
5. 2026-06-05
   days on market $39,900 Active 163 DOM
6. 2026-06-02
   days on market $39,900 Active 161 DOM
7. 2026-06-01
   days on market $39,900 Active 160 DOM
8. 2026-05-31
   days on market $39,900 Active 159 DOM
9. 2026-05-30
   days on market $39,900 Active 158 DOM
10. 2026-03-10
    price $39,900 767-char remark

    Show marketing remark (767 chars)

    Investment Opportunity! This charming 2 -bedroom, 1 bath home offers great potential for investors or those seeking a cozy rental property. Enjoy relaxing on the front porch, perfect for outdoor seating and morning coffee. The home features a durable metal roof and light oak-look alike laminate flooring throughout providing both style and low maintenance. The kitchen is equipped with formica countertops and a gas range stove, offering practical functionality for everyday living. This property is well suited for a long term rental flip, or starter home investment. This is great to add to your investment portfolio with a property that offers comfort durability and charm. This property checks all the boxes with value and potential. Call for your showing today!

11. 2026-01-27
    price $46,900 767-char remark

    Show marketing remark (767 chars)

    Investment Opportunity! This charming 2 -bedroom, 1 bath home offers great potential for investors or those seeking a cozy rental property. Enjoy relaxing on the front porch, perfect for outdoor seating and morning coffee. The home features a durable metal roof and light oak-look alike laminate flooring throughout providing both style and low maintenance. The kitchen is equipped with formica countertops and a gas range stove, offering practical functionality for everyday living. This property is well suited for a long term rental flip, or starter home investment. This is great to add to your investment portfolio with a property that offers comfort durability and charm. This property checks all the boxes with value and potential. Call for your showing today!

12. 2025-12-23
    listed $54,900 Active 767-char remark

    Show marketing remark (767 chars)

    Investment Opportunity! This charming 2 -bedroom, 1 bath home offers great potential for investors or those seeking a cozy rental property. Enjoy relaxing on the front porch, perfect for outdoor seating and morning coffee. The home features a durable metal roof and light oak-look alike laminate flooring throughout providing both style and low maintenance. The kitchen is equipped with formica countertops and a gas range stove, offering practical functionality for everyday living. This property is well suited for a long term rental flip, or starter home investment. This is great to add to your investment portfolio with a property that offers comfort durability and charm. This property checks all the boxes with value and potential. Call for your showing today!

ⓘ 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: $206 · $17/mo
• Projected year-2 tax: $219 · $18/mo
• Expected delta: +$14/yr (+$1/mo · 6.6%)

ⓘ 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) · 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: $11,635
• − Mortgage interest: −$2,235
• − Property taxes: −$206
• − Insurance: −$200
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$1,161
• Taxable income: $5,972
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $4,842/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

-27.3% since first listed

3 events — show timeline

• 2026-03-10 Price Changed $39,900 SWLAR
• 2026-01-27 Price Changed $46,900 SWLAR
• 2025-12-23 Listed $54,900 SWLAR

Property tax history

-0.5%/yr

Latest (2025): $206 · +0.8% YoY. Source: county tax records.