916 Melanie Dr · Sulphur, LA 70663

$109,900

3 bd · 1.5 ba · 1,157 sqft · SingleFamily · 49 Days on market

Built 1960 10,058 sqft lot $95/sqft · 29% below area Est $155k · 29% 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
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 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

Property features AI

Exterior

• Parking: One parking space
• Utilities: Public water; Public sewer
• Home design: Single-story; Slab foundation
• Construction: Brick construction; Shingle roof
• Exterior features: City lot; Rectangular lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 5 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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); 291 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $760 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $15k (12%) 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.50% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.20%
• DSCR: 2.03
• GRM: 5.5

CMA / ARV

• ARV (median comp): $155,058
• List price: $109,900
• Delta: -29.12%
• 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%)	1mo	$160,000	$145	72
617 S Kent Dr S	0.28mi	3/1.0	1,160 (+0%)	23mo	$115,000	$99	65
701 Ginger St	0.18mi	3/1.0	1,300 (+12%)	10mo	$155,000	$119	61
518 Cherry St	0.72mi	3/2.0	1,148 (-1%)	11mo	$96,200	$84	54
1004 Sunset St	0.64mi	3/2.0	1,211 (+5%)	14mo	$129,500	$107	49
1303 Lafargue St	0.72mi	2/1.0 (-1)	1,118 (-3%)	11mo	$138,000	$123	44
1030 Gulf Ln	0.52mi	3/2.0	1,279 (+10%)	15mo	$148,500	$116	44
1404 Lovejoy St	0.73mi	2/2.5 (-1)	1,083 (-6%)	5mo	$125,000	$115	42
215 Michigan Ave	0.73mi	3/2.0	1,245 (+8%)	22mo	$140,000	$112	33
1410 Jan St	0.75mi	3/2.0	1,275 (+10%)	18mo	$127,500	$100	31
203 Michigan Ave	0.72mi	3/1.0	986 (-15%)	15mo	$128,500	$130	27
209 Michigan Ave	0.72mi	3/1.0	1,300 (+12%)	20mo	$168,000	$129	27

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,273
• Equity at exit: $16,386

10-year hold

• IRR: 16.1%
• Equity multiple: 2.71×
• Total profit: $52,551
• Equity at exit: $9,502

Cash invested: $30,772 (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 →

ZIP-level market 70663

• Rents YoY: 7.7%
• Active inventory: 291
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$89 /mo · $1,069/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $168

Break-even live

Break-even rent $1,440

Max offer price $109,900

Occupancy floor 85%

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: $27,475
• Closing costs: $3,297
• 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	44d	1	0.76mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	44d	1	1.05mi
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	21d	1	1.20mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	13d	1	1.46mi

Listing history 24 events

1. 2026-06-19
   days on market $109,900 Active 49 DOM
2. 2026-06-18
   days on market $109,900 Active 48 DOM
3. 2026-06-17
   days on market $109,900 Active 47 DOM
4. 2026-06-16
   days on market $109,900 Active 46 DOM
5. 2026-06-15
   days on market $109,900 Active 45 DOM
6. 2026-06-14
   days on market $109,900 Active 43 DOM
7. 2026-06-13
   days on market $109,900 Active 42 DOM
8. 2026-06-10
   days on market $109,900 Active 40 DOM
9. 2026-06-09
   days on market $109,900 Active 39 DOM
10. 2026-06-08
    days on market $109,900 Active 38 DOM
11. 2026-06-07
    pricedays on market $109,900 Active 37 DOM
12. 2026-06-05
    days on market $124,900 Active 34 DOM
13. 2026-06-02
    days on market $124,900 Active 32 DOM
14. 2026-06-01
    days on market $124,900 Active 31 DOM
15. 2026-05-31
    days on market $124,900 Active 30 DOM
16. 2026-05-30
    days on market $124,900 Active 29 DOM
17. 2026-05-01
    listed $124,900 Active 994-char remark

    Show marketing remark (978 chars)

    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.

18. 2026-05-01
    listed $124,900 Active 978-char remark

    Show marketing remark (978 chars)

    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.

19. 2021-04-07
    soldstatus $120,000
20. 2017-06-15
    soldstatus

    Show marketing remark (697 chars)

    Adorable 3 bedroom 1.5 bath home situated in a nice subdivision in Sulphur. Landscaping gives this home great curb appeal. Open floor plan with lots of updates. Spacious living room and formal dining room. New flooring and paint. Large kitchen with an abundance of cabinets and marble counter tops. Large backyard with nice concrete patio. Perfect for entertaining and family fun. Would make great home for first time buyers or investment property. This home was remodeled but unfortunately got some water damage from recent flooding event. The new floors are a little buckled and some water spots on paneling. The price has been reduced to reflect the issues and seller is not making any repairs.

21. 2017-06-15
    soldstatus $110,000

    Show marketing remark (697 chars)

    Adorable 3 bedroom 1.5 bath home situated in a nice subdivision in Sulphur. Landscaping gives this home great curb appeal. Open floor plan with lots of updates. Spacious living room and formal dining room. New flooring and paint. Large kitchen with an abundance of cabinets and marble counter tops. Large backyard with nice concrete patio. Perfect for entertaining and family fun. Would make great home for first time buyers or investment property. This home was remodeled but unfortunately got some water damage from recent flooding event. The new floors are a little buckled and some water spots on paneling. The price has been reduced to reflect the issues and seller is not making any repairs.

22. 2017-05-15
    listed $109,900

    Show marketing remark (697 chars)

    Adorable 3 bedroom 1.5 bath home situated in a nice subdivision in Sulphur. Landscaping gives this home great curb appeal. Open floor plan with lots of updates. Spacious living room and formal dining room. New flooring and paint. Large kitchen with an abundance of cabinets and marble counter tops. Large backyard with nice concrete patio. Perfect for entertaining and family fun. Would make great home for first time buyers or investment property. This home was remodeled but unfortunately got some water damage from recent flooding event. The new floors are a little buckled and some water spots on paneling. The price has been reduced to reflect the issues and seller is not making any repairs.

23. 2017-03-03
    soldstatus $82,556
24. 2012-10-29
    soldstatus $80,000

ⓘ 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: $1,069 · $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: −$6,156
• − Property taxes: −$1,069
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$3,197
• Taxable income: $576
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $1,883/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

+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.