2439 Augustine St · Sulphur, LA 70663

$239,900

3 bd · 2.0 ba · 1,804 sqft · SingleFamily · 41 Days on market

Built 2013 8,700 sqft lot $133/sqft · 9% above area Est $219k · 9% over

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Why this score? — see what drove the D+ 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 +18.5/30.0
• DSCR +5.8/10.0
• 1% rule +4.4/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• ARV discount +3.2/15.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Maplewood New Construction. Home features custom cabinets, large kitchen, island, granite counter and upgraded fixtures and appliances. All bedrooms have walk-in closets, oversized laundry, wood flooring in master, kitchen, dining and living rooms. Curtains and rods are reserved. Home has been professionally staged and all items can be purchased separately with home. Measurements are more or less.

Key facts

• Custom cabinetry
• Open floor plan
• Stainless appliances

Tags

• BRICK HOME
• FLOOD ZONE X
• OPEN FLOOR PLAN
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS APPLIANCES

Property features AI

Finance

• Other: Property type: Residential, Single Family Residence; Lot dimensions approximately 60 x 145 (about 0.2 acres)
• HOA & community: Street lights in the neighborhood; Subdivision: Rose Park #10

Exterior

• Parking: 2 total parking spaces; Attached carport; 2-car carport; Open parking available
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single-family residence (house); One story; Faces south; No common walls
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built as a single-family residence
• Exterior features: Outdoor lighting; Patio; Fenced yard with privacy wood fencing; Has a view; City lot on a city street

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Ceiling fans; Crown molding; Granite counters; Kitchen island; Open floorplan; Soaking tub; Double vanity; Therapeutic whirlpool (accessibility feature)
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (6.3% below list).
• Recommended offer: $225k (6.3% below list) — sets the bar for 1% rule.

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: Maplewood Elementary (math 23% / reading 38%, grade F, #324 of 646 statewide, top 51%, 651 students, 55% 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 50% FRL track the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 294 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 42% 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 $2k of loan paydown is wiped out by about $7k 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 $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $224,744 (6.3% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (median comp): $219,160
• List price: $239,900
• Delta: 9.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 Tammy St	0.23mi	3/2.0	1,700 (-6%)	9mo	$191,000	$112	72
2405 Mary Ann Dr	0.28mi	4/2.0 (+1)	1,681 (-7%)	3mo	$159,000	$95	68
2917 Weil Dr	0.54mi	3/2.0	1,840 (+2%)	11mo	$207,000	$113	62
2807 Mary Ann Dr	0.43mi	4/2.0 (+1)	1,870 (+4%)	8mo	$209,000	$112	62
515 N Lebanon St N	0.56mi	3/2.0	1,728 (-4%)	7mo	$179,700	$104	61
1415 Beth St	0.73mi	3/2.0	1,832 (+2%)	3mo	$225,000	$123	61
2922 Weil Dr Dr	0.59mi	4/2.0 (+1)	1,750 (-3%)	5mo	$215,000	$123	58
2638 Saint Joseph St	0.37mi	3/2.0	1,578 (-12%)	7mo	$239,900	$152	56
320 Madison St	0.74mi	3/2.0	1,723 (-4%)	6mo	$174,500	$101	53
608 Shady Ln	0.59mi	3/3.0	1,903 (+6%)	8mo	$215,000	$113	52
868 S Post Oak Rd S	0.66mi	4/2.0 (+1)	1,910 (+6%)	5mo	$234,000	$123	50
300 Madison St	0.74mi	4/2.0 (+1)	1,990 (+10%)	3mo	$255,000	$128	41

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: -5.1%
• Equity multiple: 0.80×
• Total profit: $-13,450
• Equity at exit: $35,770

10-year hold

• IRR: 9.1%
• Equity multiple: 1.84×
• Total profit: $56,492
• Equity at exit: $20,742

Cash invested: $67,172 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$191 /mo · $2,287/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $227

Break-even live

Break-even rent $1,960

Max offer price $239,900

Occupancy floor 85%

Sensitivity live

Price	-10% $363	-5% $295	+0% $227	+5% $159	+10% $91
Rent	-10% $49	-5% $138	+0% $227	+5% $316	+10% $404
Rate	-1.0pp $348	-0.5pp $288	base $227	+0.5pp $165	+1.0pp $101

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	45d	1	0.50mi
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	45d	1	0.58mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	45d	1	0.82mi
1016 Jacques Dr Sulphur, LA	4.0	3.0	2350	$3,000	$1.28	45d	1	1.05mi
708 Alabama St Sulphur, LA	4.0	2.5	2335	$2,800	$1.20	22d	1	1.08mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	45d	1	1.36mi
103 Jackson Ave Sulphur, LA	4.0	2.0	2114	$4,500	$2.13	45d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $239,900 Active 41 DOM
2. 2026-06-19
   days on market $239,900 Active 39 DOM
3. 2026-06-18
   days on market $239,900 Active 38 DOM
4. 2026-06-17
   days on market $239,900 Active 37 DOM
5. 2026-06-16
   days on market $239,900 Active 36 DOM
6. 2026-06-15
   days on market $239,900 Active 35 DOM
7. 2026-06-14
   days on market $239,900 Active 33 DOM
8. 2026-06-13
   days on market $239,900 Active 32 DOM
9. 2026-06-10
   days on market $239,900 Active 30 DOM
10. 2026-06-09
    days on market $239,900 Active 29 DOM
11. 2026-06-08
    days on market $239,900 Active 28 DOM
12. 2026-06-07
    days on market $239,900 Active 27 DOM
13. 2026-06-05
    days on market $239,900 Active 24 DOM
14. 2026-06-02
    days on market $239,900 Active 22 DOM
15. 2026-06-01
    days on market $239,900 Active 21 DOM
16. 2026-05-31
    days on market $239,900 Active 20 DOM
17. 2026-05-30
    days on market $239,900 Active 19 DOM
18. 2026-05-11
    listed $239,900 Active 987-char remark
19. 2016-11-21
    soldstatus 400-char remark

    Show marketing remark (400 chars)

    Maplewood New Construction. Home features custom cabinets, large kitchen, island, granite counter and upgraded fixtures and appliances. All bedrooms have walk-in closets, oversized laundry, wood flooring in master, kitchen, dining and living rooms. Curtains and rods are reserved. Home has been professionally staged and all items can be purchased separately with home. Measurements are more or less.

20. 2016-11-21
    soldstatus $219,900

    Show marketing remark (400 chars)

    Maplewood New Construction. Home features custom cabinets, large kitchen, island, granite counter and upgraded fixtures and appliances. All bedrooms have walk-in closets, oversized laundry, wood flooring in master, kitchen, dining and living rooms. Curtains and rods are reserved. Home has been professionally staged and all items can be purchased separately with home. Measurements are more or less.

21. 2016-10-05
    soldstatus $220,000
22. 2016-04-19
    listed $219,900 400-char remark

    Show marketing remark (400 chars)

    Maplewood New Construction. Home features custom cabinets, large kitchen, island, granite counter and upgraded fixtures and appliances. All bedrooms have walk-in closets, oversized laundry, wood flooring in master, kitchen, dining and living rooms. Curtains and rods are reserved. Home has been professionally staged and all items can be purchased separately with home. Measurements are more or less.

ⓘ 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: $2,287 · $191/mo
• Projected year-2 tax: $2,287 · $191/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 4/10 Moderate FEMA zone X (shaded) · 13% 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: $26,969
• − Mortgage interest: −$13,438
• − Property taxes: −$2,287
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − Depreciation: −$6,979
• Taxable loss: −$1,249
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $3,022/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

+9.1% since first listed

5 events — show timeline

• 2026-05-11 Listed $239,900 SWLAR
• 2016-11-21 Sold (Public Records) $219,900 Public Records
• 2016-11-21 Sold (MLS) — SWLAR
• 2016-10-05 Sold (Public Records) $220,000 Public Records
• 2016-04-19 Listed $219,900 SWLAR

Property tax history

+23.6%/yr

Latest (2025): $2,287 · +0.8% YoY. Source: county tax records.