916 Melanie Dr · Sulphur, LA 70663

$84,900

3 bd · 1.5 ba · 1,157 sqft · SingleFamily · 99 Days on market

Built 1960 Fair condition 10,058 sqft lot $73/sqft · 46% below area Est $156k · 46% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There's something special about finding a home that feels like a beginning -- and 916 Melanie Dr is ready for its next chapter. This 3-bedroom, 1.5-bath home offers 1,157 sq ft of comfortable living space with a practical single-story layout, tile flooring, central heat and air, a pantry, washer hookup, and the everyday features that make homeownership feel simple and attainable. Step outside and imagine the possibilities: quiet mornings, weekend projects, a garden, a play area, or evenings spent enjoying a space of your own. The attached carport/garage parking adds everyday convenience, while the manageable city lot gives you room to enjoy without overwhelming upkeep. Located by schools, shopping, dining, and local amenities, this Sulphur home offers more than just a place to live -- it offers the chance to plant roots, build memories, and finally have a place that feels like yours. Schedule your showing today and come see the potential waiting at 916 Melanie Dr.

Key facts

• Pantry
• Attached carport
• Central heat and air

Tags

• SINGLE STORY LAYOUT
• TILE FLOORING
• CENTRAL HEAT AND AIR
• PANTRY
• WASHER HOOKUP
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 8.5% 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+, 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); 338 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 31% 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 $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $40k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.95% ✓
• Cap rate: 16.70%
• Cash-on-cash: 37.18%
• DSCR: 2.65
• GRM: 4.3

CMA / ARV

• ARV (median comp): $155,874
• List price: $84,900
• Delta: -35.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 E Kent E	0.26mi	2/2.0 (-1)	1,102 (-5%)	3mo	$160,000	$145	71
701 Ginger St	0.18mi	3/1.0	1,300 (+12%)	11mo	$155,000	$119	60
1813 Ewel St	0.69mi	3/1.0	1,095 (-5%)	2mo	$85,000	$78	55
518 Cherry St	0.72mi	3/2.0	1,148 (-1%)	13mo	$96,200	$84	53
1004 Sunset St	0.64mi	3/2.0	1,211 (+5%)	15mo	$129,500	$107	48
1303 Lafargue St	0.72mi	2/1.0 (-1)	1,118 (-3%)	13mo	$138,000	$123	43
1030 Gulf Ln	0.52mi	3/2.0	1,279 (+10%)	17mo	$148,500	$116	42
1404 Lovejoy St	0.73mi	2/2.5 (-1)	1,083 (-6%)	7mo	$125,000	$115	41
215 Michigan Ave	0.73mi	3/2.0	1,245 (+8%)	24mo	$140,000	$112	32
1410 Jan St	0.75mi	3/2.0	1,275 (+10%)	20mo	$127,500	$100	30
203 Michigan Ave	0.72mi	3/1.0	986 (-15%)	17mo	$128,500	$130	26
209 Michigan Ave	0.72mi	3/1.0	1,300 (+12%)	22mo	$168,000	$129	25

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: 14.0%
• Equity multiple: 1.60×
• Total profit: $14,357
• Equity at exit: $12,659

10-year hold

• IRR: 27.3%
• Equity multiple: 4.18×
• Total profit: $75,628
• Equity at exit: $7,341

Cash invested: $23,772 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 11 under contract
• Months of supply: 7.3 mo (14%/mo absorbed)
• Median asking: $120,000 ($96/sqft)
• Median days on market: 119 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +40.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70663

• Rents YoY: 7.7%
• Active inventory: 338
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$89 /mo · $1,069/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $310

Break-even live

Break-even rent $1,261

Max offer price $84,900

Occupancy floor 76%

Sensitivity live

Price	-10% $358	-5% $334	+0% $310	+5% $286	+10% $262
Rent	-10% $179	-5% $245	+0% $310	+5% $375	+10% $441
Rate	-1.0pp $353	-0.5pp $332	base $310	+0.5pp $288	+1.0pp $266

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: $21,225
• Closing costs: $2,547
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	93d	1	0.76mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	93d	1	1.05mi
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	70d	1	1.20mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	62d	1	1.46mi

Property features AI

Exterior

• Parking: One parking space
• Utilities: Public waterPublic sewer
• Home design: Single-storySlab foundation
• Construction: Brick constructionShingle roof
• Exterior features: City lotRectangular lot

Interior

• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Total of 5 roomsAverage condition

Listing history 50 events

1. 2026-08-08
   days on market $84,900 Active 99 DOM
2. 2026-08-07
   pricedays on market $84,900 Active 98 DOM
3. 2026-08-06
   days on market $99,900 Active 97 DOM
4. 2026-08-05
   days on market $99,900 Active 96 DOM
5. 2026-08-04
   days on market $99,900 Active 95 DOM
6. 2026-08-03
   days on market $99,900 Active 94 DOM
7. 2026-07-31
   days on market $99,900 Active 91 DOM
8. 2026-07-29
   days on market $99,900 Active 89 DOM
9. 2026-07-27
   days on market $99,900 Active 87 DOM
10. 2026-07-25
    days on market $99,900 Active 85 DOM
11. 2026-07-23
    days on market $99,900 Active 83 DOM
12. 2026-07-22
    days on market $99,900 Active 82 DOM
13. 2026-07-21
    days on market $99,900 Active 81 DOM
14. 2026-07-18
    days on market $99,900 Active 78 DOM
15. 2026-07-16
    days on market $99,900 Active 76 DOM
16. 2026-07-16
    days on market $99,900 Active 75 DOM
17. 2026-07-14
    days on market $99,900 Active 74 DOM
18. 2026-07-13
    days on market $99,900 Active 73 DOM
19. 2026-07-12
    days on market $99,900 Active 72 DOM
20. 2026-07-11
    days on market $99,900 Active 71 DOM
21. 2026-07-10
    days on market $99,900 Active 70 DOM
22. 2026-07-09
    days on market $99,900 Active 69 DOM
23. 2026-07-08
    days on market $99,900 Active 68 DOM
24. 2026-07-07
    days on market $99,900 Active 67 DOM
25. 2026-07-06
    days on market $99,900 Active 66 DOM
26. 2026-07-05
    days on market $99,900 Active 65 DOM
27. 2026-07-04
    days on market $99,900 Active 64 DOM
28. 2026-07-03
    days on market $99,900 Active 63 DOM
29. 2026-07-03
    pricedays on market $99,900 Active 62 DOM
30. 2026-07-01
    days on market $109,900 Active 61 DOM
31. 2026-06-30
    days on market $109,900 Active 60 DOM
32. 2026-06-29
    days on market $109,900 Active 59 DOM
33. 2026-06-28
    days on market $109,900 Active 58 DOM
34. 2026-06-28
    days on market $109,900 Active 57 DOM
35. 2026-06-27
    days on market $109,900 Active 56 DOM
36. 2026-06-25
    days on market $109,900 Active 54 DOM
37. 2026-06-23
    days on market $109,900 Active 52 DOM
38. 2026-06-21
    days on market $109,900 Active 51 DOM
39. 2026-06-19
    days on market $109,900 Active 49 DOM
40. 2026-06-18
    days on market $109,900 Active 48 DOM
41. 2026-06-17
    days on market $109,900 Active 47 DOM
42. 2026-06-16
    days on market $109,900 Active 46 DOM
43. 2026-06-15
    days on market $109,900 Active 45 DOM
44. 2026-06-14
    days on market $109,900 Active 43 DOM
45. 2026-06-13
    days on market $109,900 Active 42 DOM
46. 2026-06-10
    days on market $109,900 Active 40 DOM
47. 2026-06-09
    days on market $109,900 Active 39 DOM
48. 2026-06-08
    days on market $109,900 Active 38 DOM
49. 2026-06-07
    pricedays on market $109,900 Active 37 DOM
50. 2026-06-05
    days on market $124,900 Active 34 DOM

ⓘ 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: $1,069 · $89/mo
• Projected year-2 tax: $1,069 · $89/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 7/10 Severe FEMA zone AE · 82% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $19,840
• − Mortgage interest: −$4,756
• − Property taxes: −$1,069
• − Insurance: −$5,543
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$2,470
• Taxable income: $2,828
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $3,040/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $28,925–$52,065 screening

This home requires moderate repairs to the driveway and garage door, but has good interior and exterior features that could be enhanced with a fresh coat of paint and driveway repair.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters granite Appliances white HVAC central · new lt5

Repairs flagged

• Major concrete driveway — cracked and uneven
• Major garage door — boarded-up, likely damaged

Value-add opportunities

• Both paint exterior — enhances curb appeal and value ↑
• Both repair driveway — improves functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Richard W. Vincent Elementary School F LA #307/646 Nat'l #24,950/41,679 Middle W. W. Lewis Middle School F LA #62/218 Nat'l #5,872/14,009 High Sulphur High School F LA #58/265 Nat'l #6,890/17,239

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

B Composite livability gradescore 71/100

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 · 212,179 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: 14% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Parking: One parking space
• Utilities: Public waterPublic sewer
• Home design: Single-storySlab foundation
• Construction: Brick constructionShingle roof
• Exterior features: City lotRectangular lot

Interior

• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Total of 5 roomsAverage condition

Price history

+37.4% since first listed

10 events — show timeline

• 2026-06-06 Price Changed $109,900 AcadianaMLS
• 2026-06-06 Price Changed $109,900 GSREIN
• 2026-05-01 Listed $124,900 GSREIN
• 2026-05-01 Listed $124,900 AcadianaMLS
• 2021-04-07 Sold (Public Records) $120,000 Public Records
• 2017-06-15 Sold (Public Records) $110,000 Public Records
• 2017-06-15 Sold (MLS) — SWLAR
• 2017-05-15 Listed $109,900 SWLAR
• 2017-03-03 Sold (Public Records) $82,556 Public Records
• 2012-10-29 Sold (Public Records) $80,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,069 · +0.8% YoY. Source: county tax records.