324 Virginia St · Sulphur, LA 70663

$35,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily · 320 Days on market

Built 1980 4,792 sqft lot $29/sqft · 70% below area ↓ 32% 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

Investor special! This home has been mostly gutted and is ready for your vision! Set up for 3 bedrooms and 1 bath, but could be made into a 3 bedroom 2 bath! Bring your imagination and investor spirit to this potential flip!

Key facts

• 4,792 sq ft lot
• Built 1980
• Listed 320 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.3% 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+, 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: E. K. Key Elementary School (math 38% / reading 45%, grade F, #212 of 646 statewide, top 33%, 533 students, 64% FRL); Leblanc Middle School (math 23% / reading 45%, grade F, #95 of 218 statewide, top 45%, 399 students, 62% 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); 294 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $242 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.39% ✓
• Cap rate: 29.26%
• Cash-on-cash: 82.03%
• DSCR: 4.65
• GRM: 2.5

CMA / ARV

• ARV (median comp): $118,326
• List price: $35,000
• Delta: -70.42%
• 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
207 N Johnson St N	0.21mi	3/1.5	1,206 (+2%)	15mo	$120,000	$100	73
310 Cherry St	0.40mi	3/2.0	1,211 (+2%)	11mo	$170,000	$140	65
560 N Crocker St N	0.35mi	3/1.0	1,080 (-9%)	6mo	$92,500	$86	64
839 Urban St	0.43mi	2/1.0 (-1)	1,121 (-6%)	4mo	$111,000	$99	62
518 Cherry St	0.44mi	3/2.0	1,148 (-3%)	11mo	$96,200	$84	61
718 E Lyons St E	0.26mi	3/1.0	1,300 (+9%)	14mo	$129,900	$100	60
615 W Burton St St	0.44mi	3/1.0	1,315 (+11%)	5mo	$109,999	$84	58
728 W Lyons St W	0.56mi	3/1.0	1,305 (+10%)	2mo	$73,000	$56	56
1230 Sherwood Dr	0.57mi	3/1.0	1,280 (+8%)	8mo	$115,500	$90	54
802 E Carlton St St E	0.48mi	3/1.0	1,033 (-13%)	5mo	$150,000	$145	52
618 Phillips St	0.65mi	3/1.0	1,075 (-10%)	13mo	$60,000	$56	43
760 W Phillips St W	0.71mi	3/2.0	1,366 (+15%)	9mo	$157,000	$115	30

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: 87.7%
• Equity multiple: 5.37×
• Total profit: $42,837
• Equity at exit: $5,219

10-year hold

• IRR: 91.9%
• Equity multiple: 13.10×
• Total profit: $118,619
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $670

Break-even live

Break-even rent $338

Max offer price $35,000

Occupancy floor 39%

Sensitivity live

Price	-10% $690	-5% $680	+0% $670	+5% $660	+10% $650
Rent	-10% $576	-5% $623	+0% $670	+5% $717	+10% $764
Rate	-1.0pp $688	-0.5pp $679	base $670	+0.5pp $661	+1.0pp $652

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 N Claiborne St Unit 1 Sulphur, LA	3.0	2.0	1200	$925	$0.77	15d	1	0.75mi
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	15d	1	0.82mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	15d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $35,000 Active 320 DOM
2. 2026-06-19
   days on market $35,000 Active 318 DOM
3. 2026-06-18
   days on market $35,000 Active 317 DOM
4. 2026-06-17
   days on market $35,000 Active 316 DOM
5. 2026-06-16
   days on market $35,000 Active 315 DOM
6. 2026-06-15
   days on market $35,000 Active 314 DOM
7. 2026-06-14
   days on market $35,000 Active 312 DOM
8. 2026-06-13
   days on market $35,000 Active 311 DOM
9. 2026-06-10
   days on market $35,000 Active 309 DOM
10. 2026-06-09
    days on market $35,000 Active 308 DOM
11. 2026-06-08
    days on market $35,000 Active 307 DOM
12. 2026-06-07
    days on market $35,000 Active 306 DOM
13. 2026-06-05
    days on market $35,000 Active 303 DOM
14. 2026-06-02
    days on market $35,000 Active 301 DOM
15. 2026-06-01
    days on market $35,000 Active 300 DOM
16. 2026-05-31
    days on market $35,000 Active 299 DOM
17. 2026-05-30
    days on market $35,000 Active 298 DOM
18. 2025-01-27
    listed $35,000 Active 224-char remark

    Show marketing remark (224 chars)

    Investor special! This home has been mostly gutted and is ready for your vision! Set up for 3 bedrooms and 1 bath, but could be made into a 3 bedroom 2 bath! Bring your imagination and investor spirit to this potential flip!

19. 1999-09-27
    soldstatus $51,500

ⓘ 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: $826 · $69/mo
• Projected year-2 tax: $826 · $69/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $14,231
• − Mortgage interest: −$1,961
• − Property taxes: −$826
• − Insurance: −$175
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$1,018
• Taxable income: $7,974
• Est. tax owed @ 24.0%: −$1,914
• After-tax cash flow: $6,125/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

-32.0% since first listed

2 events — show timeline

• 2025-01-27 Listed $35,000 SWLAR
• 1999-09-27 Sold (Public Records) $51,500 Public Records

Property tax history

-0.7%/yr

Latest (2025): $826 · +0.8% YoY. Source: county tax records.