248 Madison St · Sulphur, LA 70663

$220,000

3 bd · 2.0 ba · 1,966 sqft · SingleFamily · 38 Days on market

Built 1962 0.32 ac lot $112/sqft · at area comps Est $215k · at est.

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• ARV discount +6.4/15.0
• 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

Large describes this home-large amounts of storage inside and out and large living and dining areas and bedrooms. Outside has a man cave , work area or whatever you want it to be. In move-in condition and you can be occupying while you apply your taste in decor!

Key facts

• Work area
• 0.32 acre lot
• Built 1962

Tags

• WORK AREA
• LARGE AMOUNTS OF STORAGE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family house; Single-story
• Exterior features: City lot with a rectangular shape; Lot dimensions approximately 100 x 100 (0.32 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% 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+, 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); Maplewood Middle School (math 31% / reading 50%, grade F, #62 of 218 statewide, top 29%, 335 students, 50% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• At $2,562/mo this rent would consume 48% of the median local household income ($65k/yr) (locally 197% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 7.7% rent growth), your $62k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (median comp): $214,820
• List price: $220,000
• Delta: 2.41%
• 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
300 Madison St	0.03mi	4/2.0 (+1)	1,990 (+1%)	3mo	$255,000	$128	89
322 Quelqueshue St	0.16mi	4/2.0 (+1)	2,021 (+3%)	12mo	$200,000	$99	73
320 Madison St	0.13mi	3/2.0	1,723 (-12%)	6mo	$174,500	$101	68
2917 Weil Dr	0.29mi	3/2.0	1,840 (-6%)	11mo	$207,000	$113	66
104 Garden St	0.45mi	3/3.0	1,848 (-6%)	2mo	$202,000	$109	63
2807 Mary Ann Dr	0.43mi	4/2.0 (+1)	1,870 (-5%)	8mo	$209,000	$112	60
2922 Weil Dr Dr	0.28mi	4/2.0 (+1)	1,750 (-11%)	5mo	$215,000	$123	59
2618 Roxton St	0.56mi	3/2.0	2,190 (+11%)	2mo	$180,500	$82	54
608 Shady Ln	0.66mi	3/3.0	1,903 (-3%)	8mo	$215,000	$113	53
515 N Lebanon St N	0.49mi	3/2.0	1,728 (-12%)	7mo	$179,700	$104	51
26 Horseshoe Ln	0.75mi	2/2.0 (-1)	1,840 (-6%)	1mo	$163,150	$89	48
202 Lynn Ln Ln	0.68mi	3/1.5	1,728 (-12%)	8mo	$185,000	$107	40

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: 8.9%
• Equity multiple: 1.37×
• Total profit: $22,519
• Equity at exit: $32,803

10-year hold

• IRR: 21.4%
• Equity multiple: 3.19×
• Total profit: $134,786
• Equity at exit: $19,022

Cash invested: $61,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,562 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $718

Break-even live

Break-even rent $1,653

Max offer price $220,000

Occupancy floor 67%

Sensitivity live

Price	-10% $842	-5% $780	+0% $718	+5% $655	+10% $593
Rent	-10% $515	-5% $617	+0% $718	+5% $819	+10% $920
Rate	-1.0pp $829	-0.5pp $774	base $718	+0.5pp $661	+1.0pp $603

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	45d	1	0.66mi
103 Jackson Ave Sulphur, LA	4.0	2.0	2114	$4,500	$2.13	45d	1	0.90mi
1016 Jacques Dr Sulphur, LA	4.0	3.0	2350	$3,000	$1.28	45d	1	0.91mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	45d	1	1.21mi

Listing history 18 events

1. 2026-06-21
   days on market $220,000 Active 38 DOM
2. 2026-06-19
   days on market $220,000 Active 36 DOM
3. 2026-06-18
   days on market $220,000 Active 35 DOM
4. 2026-06-17
   days on market $220,000 Active 34 DOM
5. 2026-06-16
   days on market $220,000 Active 33 DOM
6. 2026-06-15
   days on market $220,000 Active 32 DOM
7. 2026-06-14
   days on market $220,000 Active 30 DOM
8. 2026-06-13
   days on market $220,000 Active 29 DOM
9. 2026-06-10
   days on market $220,000 Active 27 DOM
10. 2026-06-09
    days on market $220,000 Active 26 DOM
11. 2026-06-08
    days on market $220,000 Active 25 DOM
12. 2026-06-07
    days on market $220,000 Active 24 DOM
13. 2026-06-05
    days on market $220,000 Active 21 DOM
14. 2026-06-02
    days on market $220,000 Active 19 DOM
15. 2026-06-01
    days on market $220,000 Active 18 DOM
16. 2026-05-31
    days on market $220,000 Active 17 DOM
17. 2026-05-30
    days on market $220,000 Active 16 DOM
18. 2026-05-14
    listed $220,000 Active 262-char remark

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$480/yr (+$40/mo · 65.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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: $30,744
• − Mortgage interest: −$12,323
• − Property taxes: −$730
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$6,400
• Taxable income: $5,271
• Est. tax owed @ 24.0%: −$1,265
• After-tax cash flow: $7,348/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

1 event — show timeline

• 2026-05-14 Listed $220,000 SWLAR

Property tax history

-0.1%/yr

Latest (2025): $730 · +1.6% YoY. Source: county tax records.