333 Sawyer Dr · Sulphur, LA 70665

$239,500

4 bd · 2.0 ba · 1,836 sqft · SingleFamily · 160 Days on market

Built 2025 Good condition 6,534 sqft lot $130/sqft · at area comps Est $244k · at est. $35/mo HOA · 1% of rent

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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 +8.3/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Cali Plan, at Mimosa Park, our new home community in Sulphur, Louisiana. Just over 1,800 square feet, this beautiful single- story home offers 4-bedrooms with 2-bathrooms, a 2-car garage, and a seamless open layout. As you enter the home, you are met with an inviting foyer with storage, a full guest bathroom, and a hall leading to the 2nd and 3rd bedrooms. Further down the hall provides access to the 2-car garage, storage, and your laundry room. Privately tucked away in this area is also the additional 4th bedroom, ideal for guest stays, bonus rooms or a private office. Further into the home, you will find the open layout of the living area and beautiful kitchen. The kitchen includes granite countertops, stainless steel gas range, microwave, and dishwasher, stylish shaker cabinetry, and center island- perfect for extra seating. With natural light and nearby covered patio access, the living and dining area are integrated perfectly to complete this relaxing atmosphere. The primary bedroom is tucked away off the living area and includes an ensuite bathroom and large walk-in closet. The spa-like ensuite includes a garden tub, relaxing shower, and granite vanity sink. In addition to all the features and amenities our Cali Plan offers, each Cali is built with our Smart Home technology package, designed to bring the ease and convenience of life right to your fingertips. As a most popular favorite, this plan is ideal for any size family. Stop by or contact us tod

Key facts

• Open concept living
• Gas stove
• Granite countertops

Tags

• OPEN CONCEPT LIVING
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• GAS STOVE
• NEW CONSTRUCTION COMMUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k. Condition is rated good.

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 $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: W. T. Henning Elementary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 397 students, 56% 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 51% FRL track the district average.
• Market conditions: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

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 + 3.0% rent growth), your $67k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $210,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 1.53% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.54%
• DSCR: 1.96
• GRM: 5.4

CMA / ARV

• ARV (median comp): $243,985
• List price: $239,500
• Delta: -1.84%
• 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
329 Paisley Pkwy	0.05mi	3/2.0 (-1)	1,826 (-0%)	2mo	$221,000	$121	90
213 Pipers Ln	0.14mi	4/2.0	1,817 (-1%)	4mo	$248,000	$136	88
309 Sawyer Dr	0.06mi	4/2.0	1,786 (-3%)	12mo	$239,500	$134	83
308 Paisley Pkwy	0.09mi	3/2.0 (-1)	1,755 (-4%)	3mo	$233,000	$133	81
329 Leawood Ave	0.16mi	4/2.0	1,959 (+7%)	2mo	$225,000	$115	80
216 Pipers Ln	0.15mi	3/2.0 (-1)	1,738 (-5%)	3mo	$240,000	$138	77
305 Paisley Pkwy	0.08mi	3/2.0 (-1)	1,618 (-12%)	4mo	$217,000	$134	68
277 Paisley Pkwy	0.16mi	3/2.0 (-1)	1,616 (-12%)	2mo	$214,000	$132	66
224 Pipers Ln	0.13mi	3/2.0 (-1)	1,641 (-11%)	12mo	$233,900	$143	61
235 Aston Ln	0.13mi	3/2.0 (-1)	1,563 (-15%)	10mo	$214,000	$137	56
248 Long Hill Dr Dr	0.46mi	3/2.0 (-1)	1,698 (-8%)	7mo	$205,000	$121	55
109 Briar Ct	0.57mi	3/2.0 (-1)	1,642 (-11%)	7mo	$212,500	$129	45

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: 14.1%
• Equity multiple: 1.57×
• Total profit: $37,932
• Equity at exit: $35,710

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $132,061
• Equity at exit: $20,708

Cash invested: $67,060 (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: 5.4×

Monthly cashflow live

• Estimated rent: $3,663 medium
• Mortgage (P&I): −$1,256
• Tax est. 1.5%: −$299 /mo · $3,592/yr
• Insurance: −$100
• HOA: −$35
• Vacancy / Maint / Mgmt: −$769
• Net cashflow: $1,204

Break-even live

Break-even rent $2,139

Max offer price $239,500

Occupancy floor 62%

Sensitivity live

Price	-10% $1,369	-5% $1,286	+0% $1,204	+5% $1,121	+10% $1,038
Rent	-10% $914	-5% $1,059	+0% $1,204	+5% $1,348	+10% $1,493
Rate	-1.0pp $1,324	-0.5pp $1,265	base $1,204	+0.5pp $1,142	+1.0pp $1,079

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	46d	1	0.15mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	15d	10	0.22mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	46d	1	1.06mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: gas

Listing history 10 events

1. 2026-06-09
   status $239,500 Pending 160 DOM
2. 2026-06-08
   days on market $239,500 Active 160 DOM
3. 2026-06-07
   days on market $239,500 Active 159 DOM
4. 2026-06-05
   days on market $239,500 Active 156 DOM
5. 2026-06-02
   days on market $239,500 Active 154 DOM
6. 2026-06-01
   days on market $239,500 Active 153 DOM
7. 2026-05-31
   days on market $239,500 Active 152 DOM
8. 2026-05-30
   days on market $239,500 Active 151 DOM
9. 2025-12-30
   listed $242,500 Active 1494-char remark

   Show marketing remark (839 chars)

   Move-In Ready! Earn up to $12,000 in closing costs & Special Interest Rate on qualifying homes for qualified buyers when using seller’s preferred lender and title companies. Contract must be written on or after 4/6/2026 and close by 5/29/26. "Cali AL" The Cali floor plan is a charming 4 bedroom with an open concept living, kitchen dining layout. The kitchen is designed with sleek cabinets, granite countertops and a subway tile backsplash and is equipped with stainless steel appliances that include a gas stove, dishwasher, and micro hood. This home is settled in Savannah Lakes, a new construction community with a Homeowners Association. This home comes with a 10-year warranty. All homes offer smart home automation, wood laminate flooring, fully sodded yards, and electric garages with garage door openers.

10. 2025-12-30
    listed $242,500 Active 839-char remark

    Show marketing remark (839 chars)

    Move-In Ready! Earn up to $12,000 in closing costs & Special Interest Rate on qualifying homes for qualified buyers when using seller’s preferred lender and title companies. Contract must be written on or after 4/6/2026 and close by 5/29/26. "Cali AL" The Cali floor plan is a charming 4 bedroom with an open concept living, kitchen dining layout. The kitchen is designed with sleek cabinets, granite countertops and a subway tile backsplash and is equipped with stainless steel appliances that include a gas stove, dishwasher, and micro hood. This home is settled in Savannah Lakes, a new construction community with a Homeowners Association. This home comes with a 10-year warranty. All homes offer smart home automation, wood laminate flooring, fully sodded yards, and electric garages with garage door openers.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $43,957
• − Mortgage interest: −$13,416
• − Property taxes: −$3,592
• − Insurance: −$1,198
• − Repairs & maintenance: −$3,517
• − Management: −$3,517
• − HOA: −$420
• − Depreciation: −$6,967
• Taxable income: $11,331
• Est. tax owed @ 24.0%: −$2,719
• After-tax cash flow: $11,725/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in ready home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can further increase its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both New flooring in high-traffic areas — Fresh flooring improves aesthetics and can increase value
• Both New lighting fixtures — Modern lighting enhances aesthetics and can increase value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both New flooring in high-traffic areas — Fresh flooring improves aesthetics and can increase value ↑
• Both New lighting fixtures — Modern lighting enhances aesthetics and can increase value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 27,799
• 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

2 events — show timeline

• 2025-12-30 Listed $242,500 Zillow
• 2025-12-30 Listed $242,500 SWLAR