7230 Pirates Cv · Carlyss, LA 70665

$365,000

3 bd · 3.0 ba · 2,016 sqft · SingleFamily · 320 Days on market

Built 1994 6,970 sqft lot $181/sqft · 118% above area

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Why this score? — see what drove the C+ 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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

* * $5,000.00 SELLER CONCESSION BEING OFFERED * * currently on this beautiful property. Home will come fully furnished. Recently remodeled and improved, it's nearly impossible to place a price tag on this beautiful home and view of a slice of SWLA's Sportsman's Paradise. With boat slips for easy water access, a lift and a large deck and lots of storage, this home provides immediate access to Moss Lake and the spectacular views, fishing and recreational opportunities it holds. This over 2000 square feet beauty is fully furnished with four bedrooms, three baths and features a nice sized open kitchen area with ample counter and cabinet space. The large living room, dining space, bonus/office spaces and jaw dropping master suite make it ideal for either a primary residence, weekend/summer getaway, or investment property. Outside is host to multiple decks and entertaining areas, while the ground level includes a two-room bunkhouse consisting of 2 bedrooms and a full bath that can easily be converted into income producing rental space. This is the prime property to enjoy relaxing evening or weekend getaways out on the water overlooking the ships coming in and out and neighboring friends and families enjoying community, fellowship and a small part of recreation our region has to offer. Currently set up as the owner's camp and an Airbnb and is also listed on VRBO, all furnishings, appliances, dishware, etc can be negotiated with the sale. Even if purchased as an investment for a rental property close to many refineries and industrial facilities in our region, this package has awesome potential to be income producing. Call today for additional information and to schedule your private tour.

Key facts

• Large deck
• Multiple decks
• Boat slips

Tags

• BOAT SLIPS
• LARGE DECK
• MOSS LAKE ACCESS
• TWO-ROOM BUNKHOUSE
• INCOME PRODUCING RENTAL SPACE
• MULTIPLE DECKS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $365k).
• Recommended offer: $321k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 8.3% in Carlyss — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 2 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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask is 5983% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $300k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $321,200 (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. 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: 1.17% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.55%
• DSCR: 1.65
• GRM: 7.1

CMA / ARV

• ARV (median comp): $167,063
• List price: $365,000
• Delta: 118.48%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-7,282
• Equity at exit: $54,423

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $60,710
• Equity at exit: $31,559

Cash invested: $102,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $4,288 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$152
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$900
• Net cashflow: $813

Break-even live

Break-even rent $3,259

Max offer price $365,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,019	-5% $916	+0% $813	+5% $709	+10% $606
Rent	-10% $474	-5% $643	+0% $813	+5% $982	+10% $1,152
Rate	-1.0pp $997	-0.5pp $906	base $813	+0.5pp $718	+1.0pp $622

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7238 Pirates Cv Sulphur, LA	3.0	2.5	1514	$4,800	$3.17	22d	1	0.06mi
1030 White Cap Rd Sulphur, LA	4.0	2.0	2001	$2,495	$1.25	44d	1	0.46mi

Listing history 34 events

1. 2026-06-21
   days on market $365,000 Active 320 DOM
2. 2026-06-19
   days on market $365,000 Active 318 DOM
3. 2026-06-18
   days on market $365,000 Active 317 DOM
4. 2026-06-17
   days on market $365,000 Active 316 DOM
5. 2026-06-16
   days on market $365,000 Active 315 DOM
6. 2026-06-15
   days on market $365,000 Active 314 DOM
7. 2026-06-14
   days on market $365,000 Active 312 DOM
8. 2026-06-13
   days on market $365,000 Active 311 DOM
9. 2026-06-10
   days on market $365,000 Active 309 DOM
10. 2026-06-09
    days on market $365,000 Active 308 DOM
11. 2026-06-08
    days on market $365,000 Active 307 DOM
12. 2026-06-07
    days on market $365,000 Active 306 DOM
13. 2026-06-05
    days on market $365,000 Active 303 DOM
14. 2026-06-02
    days on market $365,000 Active 301 DOM
15. 2026-06-01
    days on market $365,000 Active 300 DOM
16. 2026-05-31
    days on market $365,000 Active 299 DOM
17. 2026-05-30
    days on market $365,000 Active 298 DOM
18. 2026-01-12
    price $365,000 1712-char remark

    Show marketing remark (1712 chars)

    * * $5,000.00 SELLER CONCESSION BEING OFFERED * * currently on this beautiful property. Home will come fully furnished. Recently remodeled and improved, it's nearly impossible to place a price tag on this beautiful home and view of a slice of SWLA's Sportsman's Paradise. With boat slips for easy water access, a lift and a large deck and lots of storage, this home provides immediate access to Moss Lake and the spectacular views, fishing and recreational opportunities it holds. This over 2000 square feet beauty is fully furnished with four bedrooms, three baths and features a nice sized open kitchen area with ample counter and cabinet space. The large living room, dining space, bonus/office spaces and jaw dropping master suite make it ideal for either a primary residence, weekend/summer getaway, or investment property. Outside is host to multiple decks and entertaining areas, while the ground level includes a two-room bunkhouse consisting of 2 bedrooms and a full bath that can easily be converted into income producing rental space. This is the prime property to enjoy relaxing evening or weekend getaways out on the water overlooking the ships coming in and out and neighboring friends and families enjoying community, fellowship and a small part of recreation our region has to offer. Currently set up as the owner's camp and an Airbnb and is also listed on VRBO, all furnishings, appliances, dishware, etc can be negotiated with the sale. Even if purchased as an investment for a rental property close to many refineries and industrial facilities in our region, this package has awesome potential to be income producing. Call today for additional information and to schedule your private tour.

19. 2025-10-26
    price $3,850
20. 2025-09-30
    price $4,200
21. 2025-09-18
    listed $6,000
22. 2025-07-22
    historical $6,000
23. 2025-07-12
    listed $6,000
24. 2024-02-22
    historical $3,000
25. 2023-11-01
    listed $3,000
26. 2023-10-31
    price $435,000
27. 2023-09-18
    price $444,500
28. 2022-11-02
    listed $450,000 Active
29. 2022-10-25
    listed $399,500 Active 1712-char remark

    Show marketing remark (1712 chars)

    * * $5,000.00 SELLER CONCESSION BEING OFFERED * * currently on this beautiful property. Home will come fully furnished. Recently remodeled and improved, it's nearly impossible to place a price tag on this beautiful home and view of a slice of SWLA's Sportsman's Paradise. With boat slips for easy water access, a lift and a large deck and lots of storage, this home provides immediate access to Moss Lake and the spectacular views, fishing and recreational opportunities it holds. This over 2000 square feet beauty is fully furnished with four bedrooms, three baths and features a nice sized open kitchen area with ample counter and cabinet space. The large living room, dining space, bonus/office spaces and jaw dropping master suite make it ideal for either a primary residence, weekend/summer getaway, or investment property. Outside is host to multiple decks and entertaining areas, while the ground level includes a two-room bunkhouse consisting of 2 bedrooms and a full bath that can easily be converted into income producing rental space. This is the prime property to enjoy relaxing evening or weekend getaways out on the water overlooking the ships coming in and out and neighboring friends and families enjoying community, fellowship and a small part of recreation our region has to offer. Currently set up as the owner's camp and an Airbnb and is also listed on VRBO, all furnishings, appliances, dishware, etc can be negotiated with the sale. Even if purchased as an investment for a rental property close to many refineries and industrial facilities in our region, this package has awesome potential to be income producing. Call today for additional information and to schedule your private tour.

30. 2022-06-10
    soldstatus $300,000
31. 2022-06-09
    soldstatus
32. 2020-04-06
    listed $395,000
33. 2015-11-24
    soldstatus $185,000
34. 2001-03-07
    soldstatus $18,000

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $2,007 · $167/mo
• Expected delta: +$1,028/yr (+$86/mo · 104.9%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $51,451
• − Mortgage interest: −$20,446
• − Property taxes: −$980
• − Insurance: −$6,944
• − Repairs & maintenance: −$4,116
• − Management: −$4,116
• − Depreciation: −$10,618
• Taxable income: $4,231
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $8,738/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

+1927.8% since first listed

17 events — show timeline

• 2026-01-12 Price Changed $365,000 SWLAR
• 2025-10-26 Price Changed $3,850 SWLAR
• 2025-09-30 Price Changed $4,200 SWLAR
• 2025-09-18 Listed for Rent $6,000 SWLAR
• 2025-07-22 Rental Removed $6,000 GSMLSLA
• 2025-07-12 Listed for Rent $6,000 GSMLSLA
• 2024-02-22 Rental Removed $3,000 GSMLSLA
• 2023-11-01 Listed for Rent $3,000 GSMLSLA
• 2023-10-31 Price Changed $435,000 GFPAR
• 2023-09-18 Price Changed $444,500 GFPAR
• 2022-11-02 Listed $450,000 GFPAR
• 2022-10-25 Listed $399,500 SWLAR
• 2022-06-10 Sold (Public Records) $300,000 Public Records
• 2022-06-09 Sold (MLS) — SWLAR
• 2020-04-06 Listed $395,000 SWLAR
• 2015-11-24 Sold (Public Records) $185,000 Public Records
• 2001-03-07 Sold (Public Records) $18,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $980 · +1.2% YoY. Source: county tax records.