1807 Drost St · Sulphur, LA 70663

$129,900

3 bd · 2.0 ba · 1,338 sqft · SingleFamily · 5 Days on market

Built 1966 0.25 ac lot $97/sqft · 12% below area Est $147k · 12% 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 +25.9/30.0
• ARV discount +12.7/15.0
• DSCR +8.7/10.0
• 1% rule +5.8/10.0
• 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

Recently Updated 3BR/2BA Home in a Convenient Location! Welcome to this well maintained updated brick home that combines comfort, style and practicality. Featuring new flooring throughout and all newer double windows, this home offers energy efficiency and a fresh feel. Enjoy peace of mind with newer metal roof and relax outdoors on the spacious 13x17 covered concrete patio-perfect for entertaining or unwinding. Inside you'll find a laundry room, ample storage space and a functional layout ideal of everyday living. The oversized 1 car carport provides extra room for parking and storage needs. Need a workspace or hobby area? This property includes a 12x28 shop/building with electricity, offe

Key facts

• Ample storage space
• Laundry room
• New flooring

Tags

• NEW FLOORING
• NEWER DOUBLE WINDOWS
• NEWER METAL ROOF
• COVERED CONCRETE PATIO
• LAUNDRY ROOM
• AMPLE STORAGE SPACE

Property features AI

Exterior

• Parking: Attached covered carport; Open parking available
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family house; One story; Faces east; Entry on slab foundation
• Construction: Metal roof; Slab foundation; House structure
• Exterior features: Covered patio/porch; Fenced yard (wood); Workshop on property; Has a view

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Laminate counters; Fireplace with outside access
• Laundry & utility: Washer hookup; Dedicated laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

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: W. T. Henning Elementary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 397 students, 56% 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) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 291 active listings in the ZIP; 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,900

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: 1.08% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (median comp): $146,925
• List price: $129,900
• Delta: -11.59%
• 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
1807 Drost St	0.00mi	3/2.0	1,338 (0%)	1mo	$129,900	$97	99
719 Landry St	0.06mi	3/1.0	1,253 (-6%)	2mo	$104,000	$83	81
405 Leland St	0.22mi	3/2.0	1,436 (+7%)	2mo	$160,000	$111	76
608 Boice St	0.26mi	4/2.0 (+1)	1,315 (-2%)	10mo	$140,000	$106	71
505 Custer St	0.44mi	3/1.0	1,406 (+5%)	2mo	$85,000	$60	65
1204 S Crocker St S	0.52mi	3/1.0	1,292 (-3%)	10mo	$119,000	$92	58
506 Hickok St	0.53mi	3/1.0	1,250 (-7%)	5mo	$144,900	$116	56
1109 Mathew St	0.53mi	3/2.0	1,225 (-8%)	11mo	$163,000	$133	52
1201 W Crocker St W	0.52mi	2/2.0 (-1)	1,260 (-6%)	11mo	$170,000	$135	52
190 Mustang St	0.57mi	3/2.0	1,440 (+8%)	12mo	$160,000	$111	50
110 N Hudson St N	0.58mi	4/2.0 (+1)	1,522 (+14%)	15mo	$116,000	$76	33
617 S Kent Dr S	0.75mi	3/1.0	1,160 (-13%)	23mo	$115,000	$99	20

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: 4.2%
• Equity multiple: 1.17×
• Total profit: $6,252
• Equity at exit: $19,369

10-year hold

• IRR: 17.4%
• Equity multiple: 2.73×
• Total profit: $62,777
• Equity at exit: $11,231

Cash invested: $36,372 (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: 291
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $321

Break-even live

Break-even rent $1,003

Max offer price $129,900

Occupancy floor 72%

Sensitivity live

Price	-10% $394	-5% $358	+0% $321	+5% $284	+10% $247
Rent	-10% $210	-5% $265	+0% $321	+5% $377	+10% $432
Rate	-1.0pp $386	-0.5pp $354	base $321	+0.5pp $287	+1.0pp $253

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-04
   status Pending 932-char remark
2. 2026-04-29
   listed $129,900 Active 932-char remark

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $714 · $60/mo
• Expected delta: +$29/yr (+$2/mo · 4.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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: $16,912
• − Mortgage interest: −$7,276
• − Property taxes: −$685
• − Insurance: −$650
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$3,779
• Taxable income: $1,816
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $3,416/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

+0.0% since first listed

4 events — show timeline

• 2026-06-02 Sold (Public Records) $129,900 Public Records
• 2026-06-01 Sold (MLS) — SWLAR
• 2026-05-04 Pending — SWLAR
• 2026-04-29 Listed $129,900 SWLAR

Property tax history

-0.8%/yr

Latest (2025): $685 · +0.8% YoY. Source: county tax records.