1793 Castile St · Carlyss, LA 70665

$344,900

3 bd · 2.5 ba · 3,212 sqft · SingleFamily · 15 Days on market

Built 1979 0.99 ac lot Est $552k · 38% 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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

The perfect place to peacefully relax or heavily entertain! This meticulously maintained 3 bed, 2 bath home on 1 acre of beautiful Carlyss landscape is situated amongst oak trees and removed from a Flood Zone per FEMA issued LOMA (Letter of Map Amendment). Indoor amenities include a recently renovated kitchen & master bathroom, climate controlled sunroom with a hot tub, & game room complete with a wet bar, felt card table, and Olhausen Tournament grade pool table - all of which the seller is leaving behind. The large, yet cozy living room is defined by a natural stone wall surrounding the wood burning fireplace which is equipped with a 3-speed blower for heating the entire home. Outside you'll find an 800 SqFt attached workshop with a half bath and carport, 7'x10' smokehouse, and a 30'x50' metal building with 3 roll up doors, installed plumbing, lighting, & electrical throughout (includes three 50-amp plugs for a camper, welding machine, kitchen appliances, etc. ). Features galore & priced to move, this is one you do not want to miss!

Key facts

• Custom brick wet bar
• Large covered patio
• Three roll up doors

Tags

• CLIMATE CONTROLLED SUNROOM
• CUSTOM BRICK WET BAR
• LARGE COVERED PATIO
• CUSTOM BUILT SMOKEHOUSE
• 30 X 50 METAL BUILDING
• THREE ROLL UP DOORS

Property features AI

Exterior

• Security: Prewired for security
• Home design: Single-family house; One-story; Updated/remodeled condition (also listed as fixer)
• Construction: Metal roof; Slab foundation
• Exterior features: Covered patio and porch; Patio; Porch; Back yard; Outbuilding; Workshop

Interior

• Kitchen: Dishwasher; Oven; Range; Granite counters; Kitchen island
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms; 1 half bathroom; 3 bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Wet bar; Built-in features; Ceiling fans; Crown molding; Cathedral ceilings; Granite counters; Kitchen island; Double vanity; Wood-burning fireplace with blower fan
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).
• Recommended offer: $340k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: schools F, crime D-, amenities 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: 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 $10k 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 $97k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $291k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $339,726 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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 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?
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: 1.30% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.71%
• DSCR: 1.79
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $552,464
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1838 Walker Rd	0.25mi	4/2.5 (+1)	3,116 (-3%)	22mo	$405,000	$130	60
2023 Oak Leaf Forest Dr	0.24mi	3/2.5	2,890 (-10%)	19mo	$497,000	$172	56
4327 Dorothy Jane Dr Dr	0.61mi	4/3.0 (+1)	2,790 (-13%)	5mo	$425,000	$152	38
1321 Lawton Dr	0.67mi	4/4.5 (+1)	2,882 (-10%)	13mo	$600,000	$208	28

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $34,775
• Equity at exit: $51,426

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $146,781
• Equity at exit: $29,821

Cash invested: $96,572 (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: 6.4×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$178 /mo · $2,133/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $1,425

Break-even live

Break-even rent $2,696

Max offer price $344,900

Occupancy floor 63%

Sensitivity live

Price	-10% $1,620	-5% $1,522	+0% $1,425	+5% $1,327	+10% $1,230
Rent	-10% $1,069	-5% $1,247	+0% $1,425	+5% $1,603	+10% $1,780
Rate	-1.0pp $1,599	-0.5pp $1,513	base $1,425	+0.5pp $1,336	+1.0pp $1,245

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: $86,225
• Closing costs: $10,347
• 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	44d	1	0.67mi

Listing history 13 events

1. 2026-06-19
   days on market $344,900 Active 15 DOM
2. 2026-06-18
   days on market $344,900 Active 14 DOM
3. 2026-06-17
   days on market $344,900 Active 13 DOM
4. 2026-06-16
   days on market $344,900 Active 12 DOM
5. 2026-06-15
   days on market $344,900 Active 11 DOM
6. 2026-06-14
   days on market $344,900 Active 9 DOM
7. 2026-06-13
   days on market $344,900 Active 8 DOM
8. 2026-06-10
   days on market $344,900 Active 6 DOM
9. 2026-06-09
   days on market $344,900 Active 5 DOM
10. 2026-06-08
    days on market $344,900 Active 4 DOM
11. 2026-06-07
    days on market $344,900 Active 3 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    listed $344,900 Active 1 DOM

ⓘ 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: $2,133 · $178/mo
• Projected year-2 tax: $2,133 · $178/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 6/10 Major FEMA zone X · 56% 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: $54,000
• − Mortgage interest: −$19,320
• − Property taxes: −$2,133
• − Insurance: −$1,724
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$10,033
• Taxable income: $12,150
• Est. tax owed @ 24.0%: −$2,916
• After-tax cash flow: $14,183/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

+6.1% since first listed

5 events — show timeline

• 2026-06-04 Listed $344,900 SWLAR
• 2025-12-03 Sold (Public Records) $291,000 Public Records
• 2023-02-25 Sold (MLS) — SWLAR
• 2023-02-24 Sold (Public Records) $325,000 Public Records
• 2023-01-27 Listed $325,000 SWLAR

Property tax history

-0.1%/yr

Latest (2025): $2,133 · +1.2% YoY. Source: county tax records.