2231 W Dave Dugas Rd W · Carlyss, LA 70665

$308,000

4 bd · 2.0 ba · 2,298 sqft · SingleFamily · 121 Days on market

Built 1994 0.79 ac lot Est $322k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +9.4/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully remodeled 4 bedroom, 2 bathroom turnkey home nestled in Carlyss! This one owner home is filled with ample natural lighting, featuring an open concept living room and kitchen that is perfect for entertaining. The kitchen is a dream, complete with a large island and abundant storage that is highlighted with a stained glass window. Each bedroom in the home is spacious and offers large closets. The fourth room is currently being used as an office, so use it as a flex room or a fourth bedroom--whatever may fit your needs! The master bathroom is a true retreat with quartz countertops, double sinks, two walk in closets, and a luxurious walk in tiled shower. Additional storage is no issue in this home with a walk in pantry and multiple closets throughout. Step outside to a relaxing deck overlooking the large and open backyard. Be sure to check out the basketball court in the front yard as well! These items are just a few things that this home has to offer. .. check it out for yourself today!

Key facts

• Stained glass window
• Large closets
• Large island

Tags

• FENCED IN BACK YARD
• OPEN CONCEPT LIVING ROOM
• LARGE ISLAND
• ABUNDANT STORAGE
• STAINED GLASS WINDOW
• LARGE CLOSETS

Property features AI

Finance

• HOA & community: No common interest (no HOA)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Electricity connected; Sewer connected; Aerobic septic
• Home design: Single-family residence; One-story house; Brick construction; Slab foundation
• Construction: Brick exterior; Shingle roof; Slab foundation
• Exterior features: Rain gutters; Rear covered porch; Deck

Interior

• Kitchen: Kitchen island; Pantry
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level); Accessible full bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Cathedral ceilings; Kitchen island; Open floor plan; Pantry; Recessed lighting; Storage; Double vanity; Wood-burning fireplace
• Laundry & utility: Laundry room located inside the home

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $308k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $308k).
• Recommended offer: $271k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 8.3% in Carlyss — 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 61/100 on livability (#237 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; 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: Cypress Cove Elementary School (math 42% / reading 60%, grade C-, #120 of 646 statewide, top 19%, 512 students, 61% 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 52% FRL track the district average.
• Market conditions: 236 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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 + 3.0% rent growth), your $86k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $19k (6%) 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 $271,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.46% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.33%
• DSCR: 1.99
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $321,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2061 S Red Oak Forest Ln	0.56mi	4/2.5	2,350 (+2%)	7mo	$330,000	$140	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.29×
• Total profit: $25,366
• Equity at exit: $45,924

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $119,628
• Equity at exit: $26,630

Cash invested: $86,240 (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 70665

• Active inventory: 236
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$1,615
• Tax from tax record: −$207 /mo · $2,478/yr
• Insurance: −$128
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $1,178

Break-even live

Break-even rent $3,008

Max offer price $308,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,353	-5% $1,266	+0% $1,178	+5% $1,091	+10% $1,004
Rent	-10% $823	-5% $1,001	+0% $1,178	+5% $1,356	+10% $1,534
Rate	-1.0pp $1,334	-0.5pp $1,257	base $1,178	+0.5pp $1,099	+1.0pp $1,017

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: $77,000
• Closing costs: $9,240
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2385 Leonard Rd Sulphur, LA	4.0	2.0	2723	$4,500	$1.65	45d	1	0.80mi

Listing history 29 events

1. 2026-06-21
   days on market $308,000 Active 121 DOM
2. 2026-06-19
   days on market $308,000 Active 119 DOM
3. 2026-06-18
   days on market $308,000 Active 118 DOM
4. 2026-06-17
   days on market $308,000 Active 117 DOM
5. 2026-06-16
   days on market $308,000 Active 116 DOM
6. 2026-06-15
   days on market $308,000 Active 115 DOM
7. 2026-06-14
   days on market $308,000 Active 113 DOM
8. 2026-06-13
   days on market $308,000 Active 112 DOM
9. 2026-06-10
   days on market $308,000 Active 110 DOM
10. 2026-06-09
    days on market $308,000 Active 109 DOM
11. 2026-06-08
    days on market $308,000 Active 108 DOM
12. 2026-06-07
    days on market $308,000 Active 107 DOM
13. 2026-06-05
    days on market $308,000 Active 104 DOM
14. 2026-06-02
    days on market $308,000 Active 102 DOM
15. 2026-06-01
    days on market $308,000 Active 101 DOM
16. 2026-05-31
    days on market $308,000 Active 100 DOM
17. 2026-05-30
    days on market $308,000 Active 99 DOM
18. 2026-05-18
    status Active
19. 2026-05-18
    price $308,000
20. 2026-04-21
    historical
21. 2026-04-17
    price $310,000
22. 2026-04-11
    price $315,900
23. 2026-04-04
    price $319,900
24. 2026-03-17
    price $320,000
25. 2026-02-12
    price $325,000
26. 2026-01-24
    listed $327,000 Active
27. 2025-04-15
    soldstatus $308,000
28. 2025-04-14
    soldstatus 1031-char remark

    Show marketing remark (1031 chars)

    Welcome home to this beautifully remodeled 4 bedroom, 2 bathroom turnkey home nestled in Carlyss! This one owner home is filled with ample natural lighting, featuring an open concept living room and kitchen that is perfect for entertaining. The kitchen is a dream, complete with a large island and abundant storage that is highlighted with a stained glass window. Each bedroom in the home is spacious and offers large closets. The fourth room is currently being used as an office, so use it as a flex room or a fourth bedroom--whatever may fit your needs! The master bathroom is a true retreat with quartz countertops, double sinks, two walk in closets, and a luxurious walk in tiled shower. Additional storage is no issue in this home with a walk in pantry and multiple closets throughout. Step outside to a relaxing deck overlooking the large and open backyard. Be sure to check out the basketball court in the front yard as well! These items are just a few things that this home has to offer. .. check it out for yourself today!

29. 2024-10-08
    listed $308,000 1031-char remark

    Show marketing remark (1031 chars)

    Welcome home to this beautifully remodeled 4 bedroom, 2 bathroom turnkey home nestled in Carlyss! This one owner home is filled with ample natural lighting, featuring an open concept living room and kitchen that is perfect for entertaining. The kitchen is a dream, complete with a large island and abundant storage that is highlighted with a stained glass window. Each bedroom in the home is spacious and offers large closets. The fourth room is currently being used as an office, so use it as a flex room or a fourth bedroom--whatever may fit your needs! The master bathroom is a true retreat with quartz countertops, double sinks, two walk in closets, and a luxurious walk in tiled shower. Additional storage is no issue in this home with a walk in pantry and multiple closets throughout. Step outside to a relaxing deck overlooking the large and open backyard. Be sure to check out the basketball court in the front yard as well! These items are just a few things that this home has to offer. .. check it out for yourself 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: $2,478 · $207/mo
• Projected year-2 tax: $2,478 · $207/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 · 95% 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: $54,000
• − Mortgage interest: −$17,253
• − Property taxes: −$2,478
• − Insurance: −$6,658
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$8,960
• Taxable income: $10,011
• Est. tax owed @ 24.0%: −$2,403
• After-tax cash flow: $11,739/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 — Carlyss

• Score: 61/100
• State rank: #237
• US rank: #18031

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,891

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% 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: ▼ -91.65%
• Current HPI: 99.2379
• Rent YoY: —
• Metro: —
• 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

12 events — show timeline

• 2026-05-18 Relisted — SWLAR
• 2026-05-18 Price Changed $308,000 SWLAR
• 2026-04-21 Delisted — SWLAR
• 2026-04-17 Price Changed $310,000 SWLAR
• 2026-04-11 Price Changed $315,900 SWLAR
• 2026-04-04 Price Changed $319,900 SWLAR
• 2026-03-17 Price Changed $320,000 SWLAR
• 2026-02-12 Price Changed $325,000 SWLAR
• 2026-01-24 Listed $327,000 SWLAR
• 2025-04-15 Sold (Public Records) $308,000 Public Records
• 2025-04-14 Sold (MLS) — SWLAR
• 2024-10-08 Listed $308,000 SWLAR

Property tax history

-0.7%/yr

Latest (2025): $2,478 · +1.2% YoY. Source: county tax records.