212 Madison Crossing Dr · Sulphur, LA 70665

$204,000

3 bd · 2.0 ba · 1,452 sqft · SingleFamily · 140 Days on market

Built 2016 6,098 sqft lot $140/sqft · 16% below area Est $242k · 16% under $120/mo HOA · 5% of rent

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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 +22.9/30.0
• ARV discount +14.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.1/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE!Step right into this 3 bedroom 2 bath one owner home in Belle Savanne subdivision. Upon entering feel free to use the seller installed entryway organizer. Home features granite counters and plenty of natural light and one more thing. .no carpet anywhere!. Feel free to relax under your pergola in your PRIVACY 8 foot fenced backyard. Flood zone X!

Key facts

• 6,098 sq ft lot
• Built 2016
• Listed 139 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $204k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.

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+, schools 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.
• 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 $1k of loan paydown is wiped out by about $6k 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 140 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $179,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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: 1.11% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

• ARV (median comp): $241,542
• List price: $204,000
• Delta: -15.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 Madison Xing	0.29mi	3/2.0	1,452 (0%)	8mo	$208,000	$143	80
148 Orchard Ln	0.29mi	3/2.0	1,514 (+4%)	7mo	$207,000	$137	74
109 Briar Ct	0.05mi	3/2.0	1,642 (+13%)	7mo	$212,500	$129	70
544 Patton St	0.56mi	3/2.0	1,400 (-4%)	1mo	$115,000	$82	68
324 Long Hill Dr	0.25mi	3/2.0	1,545 (+6%)	13mo	$208,000	$135	67
277 Paisley Pkwy	0.45mi	3/2.0	1,616 (+11%)	2mo	$214,000	$132	59
235 Aston Ln	0.44mi	3/2.0	1,563 (+8%)	10mo	$214,000	$137	59
141 Abella Way	0.38mi	3/2.0	1,570 (+8%)	14mo	$220,000	$140	57
305 Paisley Pkwy	0.48mi	3/2.0	1,618 (+11%)	4mo	$217,000	$134	55
300 Oak Hampton Dr	0.69mi	3/2.0	1,508 (+4%)	15mo	$199,900	$133	49
224 Pipers Ln	0.51mi	3/2.0	1,641 (+13%)	12mo	$233,900	$143	44

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-10,185
• Equity at exit: $30,417

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $20,721
• Equity at exit: $17,638

Cash invested: $57,120 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,271 medium
• Mortgage (P&I): −$1,070
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$85
• HOA: −$120
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $358

Break-even live

Break-even rent $1,817

Max offer price $204,000

Occupancy floor 79%

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	13d	10	0.34mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	43d	1	1.44mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 24 events

1. 2026-06-19
   days on market $204,000 Active 140 DOM
2. 2026-06-18
   days on market $204,000 Active 139 DOM
3. 2026-06-17
   days on market $204,000 Active 138 DOM
4. 2026-06-16
   days on market $204,000 Active 137 DOM
5. 2026-06-15
   days on market $204,000 Active 136 DOM
6. 2026-06-14
   days on market $204,000 Active 134 DOM
7. 2026-06-13
   days on market $204,000 Active 133 DOM
8. 2026-06-10
   days on market $204,000 Active 131 DOM
9. 2026-06-09
   days on market $204,000 Active 130 DOM
10. 2026-06-08
    days on market $204,000 Active 129 DOM
11. 2026-06-07
    days on market $204,000 Active 128 DOM
12. 2026-06-05
    days on market $204,000 Active 125 DOM
13. 2026-06-03
    remarks 382-char remark
14. 2026-06-03
    price $204,000 Active 123 DOM
15. 2026-06-02
    days on market $210,000 Active 123 DOM
16. 2026-06-01
    days on market $210,000 Active 122 DOM
17. 2026-05-31
    days on market $210,000 Active 121 DOM
18. 2026-05-30
    days on market $210,000 Active 120 DOM
19. 2026-03-30
    price $210,000 358-char remark

    Show marketing remark (358 chars)

    NEW PRICE!Step right into this 3 bedroom 2 bath one owner home in Belle Savanne subdivision. Upon entering feel free to use the seller installed entryway organizer. Home features granite counters and plenty of natural light and one more thing. .no carpet anywhere!. Feel free to relax under your pergola in your PRIVACY 8 foot fenced backyard. Flood zone X!

20. 2026-03-06
    price $212,500 358-char remark

    Show marketing remark (358 chars)

    NEW PRICE!Step right into this 3 bedroom 2 bath one owner home in Belle Savanne subdivision. Upon entering feel free to use the seller installed entryway organizer. Home features granite counters and plenty of natural light and one more thing. .no carpet anywhere!. Feel free to relax under your pergola in your PRIVACY 8 foot fenced backyard. Flood zone X!

21. 2026-01-30
    listed $214,900 Active 358-char remark

    Show marketing remark (358 chars)

    NEW PRICE!Step right into this 3 bedroom 2 bath one owner home in Belle Savanne subdivision. Upon entering feel free to use the seller installed entryway organizer. Home features granite counters and plenty of natural light and one more thing. .no carpet anywhere!. Feel free to relax under your pergola in your PRIVACY 8 foot fenced backyard. Flood zone X!

22. 2022-04-01
    price $2,000
23. 2016-07-29
    soldstatus 700-char remark

    Show marketing remark (700 chars)

    BRAND NEW CONSTRUCTION AND ENERGY SMART HOME! DSLD HOMES' DREYER II A OFFERS 3 BEDROOMS/2 BATHROOMS WITH AN OPEN FLOOR PLAN! SPECIAL FEATURES INCLUDE: WOOD FLOORS IN LIVING ROOM, CERAMIC TILE FLOORING IN WET AREAS, 3CM SLAB GRANITE COUNTER TOP IN KITCHEN & BATHROOMS, BEAUTIFUL BIRCH CABINETS THROUGHOUT, OIL RUBBED BRONZE BATHROOM FIXTURES, PRE-WIRED FOR SECURITY SYSTEM, TANK LESS GAS WATER HEATER, RADIANT BARRIER DECKING IN ATTIC, COVERED PATIO, FULLY SODDED YARD WITH SEASONAL LANDSCAPING AND MORE! BELLE SAVANNE IS A BEAUTIFUL COMMUNITY CENTRALLY LOCATED IN SULPHUR, LOUISIANA OFFERING MULTIPLE SHOPPING, DINING, AND ENTERTAINMENT OPTIONS WITH EASY ACCESS TO I-10. HOA DUES $160 ANNUALLY.

24. 2016-02-23
    listed $182,900 700-char remark

    Show marketing remark (700 chars)

    BRAND NEW CONSTRUCTION AND ENERGY SMART HOME! DSLD HOMES' DREYER II A OFFERS 3 BEDROOMS/2 BATHROOMS WITH AN OPEN FLOOR PLAN! SPECIAL FEATURES INCLUDE: WOOD FLOORS IN LIVING ROOM, CERAMIC TILE FLOORING IN WET AREAS, 3CM SLAB GRANITE COUNTER TOP IN KITCHEN & BATHROOMS, BEAUTIFUL BIRCH CABINETS THROUGHOUT, OIL RUBBED BRONZE BATHROOM FIXTURES, PRE-WIRED FOR SECURITY SYSTEM, TANK LESS GAS WATER HEATER, RADIANT BARRIER DECKING IN ATTIC, COVERED PATIO, FULLY SODDED YARD WITH SEASONAL LANDSCAPING AND MORE! BELLE SAVANNE IS A BEAUTIFUL COMMUNITY CENTRALLY LOCATED IN SULPHUR, LOUISIANA OFFERING MULTIPLE SHOPPING, DINING, AND ENTERTAINMENT OPTIONS WITH EASY ACCESS TO I-10. HOA DUES $160 ANNUALLY.

ⓘ 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: $1,931 · $161/mo
• Projected year-2 tax: $1,931 · $161/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 · 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: $27,252
• − Mortgage interest: −$11,427
• − Property taxes: −$1,931
• − Insurance: −$1,020
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − HOA: −$1,440
• − Depreciation: −$5,935
• Taxable income: $1,138
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $4,027/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
• 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

+14.8% since first listed

6 events — show timeline

• 2026-03-30 Price Changed $210,000 SWLAR
• 2026-03-06 Price Changed $212,500 SWLAR
• 2026-01-30 Listed $214,900 SWLAR
• 2022-04-01 Price Changed $2,000 RENT.
• 2016-07-29 Sold (MLS) — SWLAR
• 2016-02-23 Listed $182,900 SWLAR

Property tax history

+19.5%/yr

Latest (2025): $1,931 · +0.8% YoY. Source: county tax records.