900 Mathilda Dr · Sulphur, LA 70663

$28,071

3 bd · 1.0 ba · 1,012 sqft · SingleFamily · 254 Days on market

Built 1959 0.33 ac lot $28/sqft · 82% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full brick 3-bedroom, 1-bath home with 1-car attached garage situated on a large 0.25-acre lot. Inside you'll find a spacious living room, separate eat-in kitchen, and a laundry room. Arrange your showing today!

Key facts

• 0.33 acre lot
• Garage
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $28k).
• Recommended offer: $25k (12.0% below list) — sets the bar for market timing.
• Cap rate 51.7% 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+, 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: Rents rising fast (+7.7%/yr); 294 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 30% 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 $194 of loan paydown is wiped out by about $842 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $22k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,702 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 5.85% ✓
• Cap rate: 51.69%
• Cash-on-cash: 162.13%
• DSCR: 8.21
• GRM: 1.4

CMA / ARV

• ARV (median comp): $151,852
• List price: $28,071
• Delta: -81.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 E Kent E	0.19mi	2/2.0 (-1)	1,102 (+9%)	1mo	$160,000	$145	67
617 S Kent Dr S	0.22mi	3/1.0	1,160 (+15%)	23mo	$115,000	$99	46
1404 Lovejoy St	0.65mi	2/2.5 (-1)	1,083 (+7%)	5mo	$125,000	$115	43
1303 Lafargue St	0.64mi	2/1.0 (-1)	1,118 (+10%)	11mo	$138,000	$123	38
518 Cherry St	0.66mi	3/2.0	1,148 (+13%)	11mo	$96,200	$84	33

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: —
• Equity multiple: 6.63×
• Total profit: $44,272
• Equity at exit: $4,185

10-year hold

• IRR: —
• Equity multiple: 17.32×
• Total profit: $128,259
• Equity at exit: $2,427

Cash invested: $7,860 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$147
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$12
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $635

Break-even live

Break-even rent $838

Max offer price $28,071

Occupancy floor 56%

Sensitivity live

Price	-10% $651	-5% $643	+0% $635	+5% $627	+10% $619
Rent	-10% $506	-5% $571	+0% $635	+5% $700	+10% $765
Rate	-1.0pp $650	-0.5pp $643	base $635	+0.5pp $628	+1.0pp $621

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: $7,018
• Closing costs: $842
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	45d	1	0.84mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	45d	1	1.12mi
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	22d	1	1.21mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	14d	1	1.46mi

Listing history 14 events

1. 2026-04-17
   price $28,071 211-char remark

   Show marketing remark (211 chars)

   Full brick 3-bedroom, 1-bath home with 1-car attached garage situated on a large 0.25-acre lot. Inside you'll find a spacious living room, separate eat-in kitchen, and a laundry room. Arrange your showing today!

2. 2026-04-08
   status Active 211-char remark

   Show marketing remark (211 chars)

   Full brick 3-bedroom, 1-bath home with 1-car attached garage situated on a large 0.25-acre lot. Inside you'll find a spacious living room, separate eat-in kitchen, and a laundry room. Arrange your showing today!

3. 2026-03-04
   status Pending 211-char remark

   Show marketing remark (211 chars)

   Full brick 3-bedroom, 1-bath home with 1-car attached garage situated on a large 0.25-acre lot. Inside you'll find a spacious living room, separate eat-in kitchen, and a laundry room. Arrange your showing today!

4. 2026-02-20
   price $29,548 211-char remark

   Show marketing remark (211 chars)

   Full brick 3-bedroom, 1-bath home with 1-car attached garage situated on a large 0.25-acre lot. Inside you'll find a spacious living room, separate eat-in kitchen, and a laundry room. Arrange your showing today!

5. 2026-01-19
   price $32,831 211-char remark

   Show marketing remark (211 chars)

   Full brick 3-bedroom, 1-bath home with 1-car attached garage situated on a large 0.25-acre lot. Inside you'll find a spacious living room, separate eat-in kitchen, and a laundry room. Arrange your showing today!

6. 2025-12-22
   price $36,479 211-char remark

   Show marketing remark (211 chars)

   Full brick 3-bedroom, 1-bath home with 1-car attached garage situated on a large 0.25-acre lot. Inside you'll find a spacious living room, separate eat-in kitchen, and a laundry room. Arrange your showing today!

7. 2025-12-16
   price $40,479 211-char remark

   Show marketing remark (211 chars)

   Full brick 3-bedroom, 1-bath home with 1-car attached garage situated on a large 0.25-acre lot. Inside you'll find a spacious living room, separate eat-in kitchen, and a laundry room. Arrange your showing today!

8. 2025-11-05
   price $40,532 211-char remark

   Show marketing remark (211 chars)

   Full brick 3-bedroom, 1-bath home with 1-car attached garage situated on a large 0.25-acre lot. Inside you'll find a spacious living room, separate eat-in kitchen, and a laundry room. Arrange your showing today!

9. 2025-10-03
   price $42,665 211-char remark

   Show marketing remark (211 chars)

   Full brick 3-bedroom, 1-bath home with 1-car attached garage situated on a large 0.25-acre lot. Inside you'll find a spacious living room, separate eat-in kitchen, and a laundry room. Arrange your showing today!

10. 2025-08-26
    price $47,405 211-char remark

    Show marketing remark (211 chars)

    Full brick 3-bedroom, 1-bath home with 1-car attached garage situated on a large 0.25-acre lot. Inside you'll find a spacious living room, separate eat-in kitchen, and a laundry room. Arrange your showing today!

11. 2025-07-22
    listed $49,900 Active 211-char remark

    Show marketing remark (211 chars)

    Full brick 3-bedroom, 1-bath home with 1-car attached garage situated on a large 0.25-acre lot. Inside you'll find a spacious living room, separate eat-in kitchen, and a laundry room. Arrange your showing today!

12. 2016-05-20
    soldstatus $99,000
13. 2016-05-19
    soldstatus 322-char remark

    Show marketing remark (322 chars)

    GREAT STARTER HOME OR INVESTMENT! NEWLY UPDATED WITH GAS STOVE, REFRIGERATOR, DISHWASHER, AND NEW HOT WATER HEATER. CORNER LOT WITH FENCED BACKYARD AND STORAGE SHED. LARGE OAK, FIG, GRAPEFRUIT, KUMQUAT, AND PEAR TREE IN THE FENCED BACKYARD. HIGHLY MOTIVATED SELLERS! SALE AS IS WHERE IS. ALL MEASUREMENTS ARE MORE OR LESS.

14. 2016-03-15
    listed $99,000 322-char remark

    Show marketing remark (322 chars)

    GREAT STARTER HOME OR INVESTMENT! NEWLY UPDATED WITH GAS STOVE, REFRIGERATOR, DISHWASHER, AND NEW HOT WATER HEATER. CORNER LOT WITH FENCED BACKYARD AND STORAGE SHED. LARGE OAK, FIG, GRAPEFRUIT, KUMQUAT, AND PEAR TREE IN THE FENCED BACKYARD. HIGHLY MOTIVATED SELLERS! SALE AS IS WHERE IS. ALL 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: $915 · $76/mo
• Projected year-2 tax: $915 · $76/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 AE · 74% 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: $19,702
• − Mortgage interest: −$1,572
• − Property taxes: −$915
• − Insurance: −$5,259
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$817
• Taxable income: $7,987
• Est. tax owed @ 24.0%: −$1,917
• After-tax cash flow: $5,708/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

-71.6% since first listed

14 events — show timeline

• 2026-04-17 Price Changed $28,071 SWLAR
• 2026-04-08 Relisted — SWLAR
• 2026-03-04 Pending — SWLAR
• 2026-02-20 Price Changed $29,548 SWLAR
• 2026-01-19 Price Changed $32,831 SWLAR
• 2025-12-22 Price Changed $36,479 SWLAR
• 2025-12-16 Price Changed $40,479 SWLAR
• 2025-11-05 Price Changed $40,532 SWLAR
• 2025-10-03 Price Changed $42,665 SWLAR
• 2025-08-26 Price Changed $47,405 SWLAR
• 2025-07-22 Listed $49,900 SWLAR
• 2016-05-20 Sold (Public Records) $99,000 Public Records
• 2016-05-19 Sold (MLS) — SWLAR
• 2016-03-15 Listed $99,000 SWLAR

Property tax history

+2.7%/yr

Latest (2025): $915 · +0.8% YoY. Source: county tax records.