242 Summerwood Dr · Sulphur, LA 70663

$199,999

3 bd · 2.0 ba · 1,896 sqft · SingleFamily · 167 Days on market

Built 1984 6,098 sqft lot $105/sqft · at area comps Est $208k · at est.

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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 +13.9/30.0
• ARV discount +9.1/15.0
• Rent growth +4.4/5.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 242 Summerwood Drive, located in Summerwood Subdivision in Sulphur, Louisiana. This well maintained home offers 3 bedrooms, 2 bathrooms, and 1,896 square feet of living space, providing a comfortable and functional layout for everyday living. Built in 1984, the home features an attached one-car garage and a covered patio, perfect for relaxing or entertaining outdoors. The interior offers generous room sizes, flexible living areas with both a living room and den, and a bonus room great for an office or workout room. Whether you're a first time buyer, growing household, or investor, 242 Summerwood Drive delivers solid value in a convenient Sulphur location.

Key facts

• Bonus room
• Covered patio
• 6,098 sq ft lot

Tags

• ATTACHED ONE-CAR GARAGE
• COVERED PATIO
• FLEXIBLE LIVING AREAS
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $22 ($266/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (18.8% below list).
• Recommended offer: $162k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 8.8% in Sulphur — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Maplewood Elementary (math 23% / reading 38%, grade F, #324 of 646 statewide, top 51%, 651 students, 55% 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: Rents rising fast (+7.7%/yr); 294 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); 100% 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 $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 167 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $77k; list at $200k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $162,357 (18.8% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.81% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (median comp): $207,518
• List price: $199,999
• Delta: -3.62%
• 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
141 E Lee St E	0.12mi	3/2.0	1,975 (+4%)	4mo	$190,000	$96	84
152 E Lee St E	0.18mi	3/2.0	1,767 (-7%)	5mo	$210,000	$119	76
201 W Lee St W	0.22mi	3/2.0	1,780 (-6%)	7mo	$205,000	$115	74
310 Audalia Ave	0.28mi	3/2.0	1,743 (-8%)	4mo	$192,000	$110	70
22 Mulberry Rd	0.45mi	3/2.0	1,870 (-1%)	11mo	$227,500	$122	68
20 Pinewood Dr	0.29mi	3/2.0	1,683 (-11%)	1mo	$217,000	$129	67
315 Ann Ave	0.24mi	3/2.0	1,620 (-15%)	3mo	$83,275	$51	62
141 Summerwood Dr	0.25mi	3/2.0	1,746 (-8%)	22mo	$225,000	$129	57
121 Summerwood Dr	0.30mi	3/2.0	1,726 (-9%)	19mo	$160,000	$93	55
40 Eucalyptus St	0.35mi	3/2.0	1,620 (-15%)	11mo	$155,000	$96	50
20 Poinsetta Rd	0.72mi	3/2.0	1,724 (-9%)	3mo	$215,000	$125	49
19 Hibiscus St	0.63mi	3/2.5	2,096 (+10%)	15mo	$249,000	$119	38

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: -10.9%
• Equity multiple: 0.59×
• Total profit: $-23,096
• Equity at exit: $29,821

10-year hold

• IRR: 3.6%
• Equity multiple: 1.31×
• Total profit: $17,426
• Equity at exit: $17,292

Cash invested: $56,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$128 /mo · $1,540/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $22

Break-even live

Break-even rent $1,596

Max offer price $199,999

Occupancy floor 94%

Sensitivity live

Price	-10% $135	-5% $79	+0% $22	+5% $-34	+10% $-91
Rent	-10% $-106	-5% $-42	+0% $22	+5% $86	+10% $150
Rate	-1.0pp $123	-0.5pp $73	base $22	+0.5pp $-30	+1.0pp $-82

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Jackson Ave Sulphur, LA	4.0	2.0	2114	$4,500	$2.13	45d	1	0.35mi
1016 Jacques Dr Sulphur, LA	4.0	3.0	2350	$3,000	$1.28	45d	1	0.92mi
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	45d	1	1.27mi

Listing history 22 events

1. 2026-06-21
   days on market $199,999 Active 167 DOM
2. 2026-06-19
   days on market $199,999 Active 165 DOM
3. 2026-06-18
   days on market $199,999 Active 164 DOM
4. 2026-06-17
   days on market $199,999 Active 163 DOM
5. 2026-06-16
   days on market $199,999 Active 162 DOM
6. 2026-06-15
   days on market $199,999 Active 161 DOM
7. 2026-06-14
   days on market $199,999 Active 159 DOM
8. 2026-06-13
   days on market $199,999 Active 158 DOM
9. 2026-06-10
   days on market $199,999 Active 156 DOM
10. 2026-06-09
    days on market $199,999 Active 155 DOM
11. 2026-06-08
    days on market $199,999 Active 154 DOM
12. 2026-06-07
    days on market $199,999 Active 153 DOM
13. 2026-06-05
    days on market $199,999 Active 150 DOM
14. 2026-06-02
    days on market $199,999 Active 148 DOM
15. 2026-06-01
    days on market $199,999 Active 147 DOM
16. 2026-05-31
    days on market $199,999 Active 146 DOM
17. 2026-05-30
    days on market $199,999 Active 145 DOM
18. 2026-03-16
    price $199,999 674-char remark

    Show marketing remark (674 chars)

    Welcome to 242 Summerwood Drive, located in Summerwood Subdivision in Sulphur, Louisiana. This well maintained home offers 3 bedrooms, 2 bathrooms, and 1,896 square feet of living space, providing a comfortable and functional layout for everyday living. Built in 1984, the home features an attached one-car garage and a covered patio, perfect for relaxing or entertaining outdoors. The interior offers generous room sizes, flexible living areas with both a living room and den, and a bonus room great for an office or workout room. Whether you're a first time buyer, growing household, or investor, 242 Summerwood Drive delivers solid value in a convenient Sulphur location.

19. 2026-02-16
    price $210,000 674-char remark

    Show marketing remark (674 chars)

    Welcome to 242 Summerwood Drive, located in Summerwood Subdivision in Sulphur, Louisiana. This well maintained home offers 3 bedrooms, 2 bathrooms, and 1,896 square feet of living space, providing a comfortable and functional layout for everyday living. Built in 1984, the home features an attached one-car garage and a covered patio, perfect for relaxing or entertaining outdoors. The interior offers generous room sizes, flexible living areas with both a living room and den, and a bonus room great for an office or workout room. Whether you're a first time buyer, growing household, or investor, 242 Summerwood Drive delivers solid value in a convenient Sulphur location.

20. 2026-01-05
    listed $215,000 Active 674-char remark

    Show marketing remark (674 chars)

    Welcome to 242 Summerwood Drive, located in Summerwood Subdivision in Sulphur, Louisiana. This well maintained home offers 3 bedrooms, 2 bathrooms, and 1,896 square feet of living space, providing a comfortable and functional layout for everyday living. Built in 1984, the home features an attached one-car garage and a covered patio, perfect for relaxing or entertaining outdoors. The interior offers generous room sizes, flexible living areas with both a living room and den, and a bonus room great for an office or workout room. Whether you're a first time buyer, growing household, or investor, 242 Summerwood Drive delivers solid value in a convenient Sulphur location.

21. 2012-12-20
    soldstatus $77,000
22. 1997-12-01
    soldstatus $90,000

ⓘ 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: $1,540 · $128/mo
• Projected year-2 tax: $1,540 · $128/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $19,483
• − Mortgage interest: −$11,203
• − Property taxes: −$1,540
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$5,818
• Taxable loss: −$3,196
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $1,033/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

+122.2% since first listed

5 events — show timeline

• 2026-03-16 Price Changed $199,999 SWLAR
• 2026-02-16 Price Changed $210,000 SWLAR
• 2026-01-05 Listed $215,000 SWLAR
• 2012-12-20 Sold (Public Records) $77,000 Public Records
• 1997-12-01 Sold (Public Records) $90,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,540 · +1.6% YoY. Source: county tax records.