2523 Jayson St · Sulphur, LA 70663

$115,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 35 Days on market

Built 1980 9,583 sqft lot $82/sqft · 92% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• 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 MLS

Well-maintained and in great condition, this 3-bedroom, 2-bath mobile home is located in the heart of Sulphur, right off of Maplewood Drive. Featuring a comfortable and functional layout with plenty of natural light, this home is move-in ready. Enjoy relaxing on the inviting front porch or entertaining on the spacious back porch. Conveniently situated near shopping, dining, and schools, this property offers both comfort and location. A great opportunity for homeowners or investors- schedule your showing today!

Key facts

• Move-in ready
• Front porch
• Natural light

Tags

• FRONT PORCH
• BACK PORCH
• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 32% 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $115k implies a 130% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.86%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

• ARV (median comp): $60,000
• List price: $115,000
• Delta: 91.67%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Shasta St	0.10mi	4/1.0 (+1)	1,426 (+2%)	4mo	$122,500	$86	79
113 Arkansas St	0.37mi	3/2.0	1,354 (-3%)	6mo	$182,900	$135	72
1415 Forest Ln	0.33mi	3/2.0	1,450 (+4%)	10mo	$108,000	$74	70
1530 Shasta St	0.36mi	3/2.0	1,370 (-2%)	12mo	$162,000	$118	70
1525 Anita St	0.45mi	3/2.0	1,389 (-1%)	12mo	$179,000	$129	68
1232 Georgia St	0.41mi	4/1.0 (+1)	1,413 (+1%)	7mo	$129,750	$92	65
2219 Roxton St	0.60mi	3/2.0	1,328 (-5%)	4mo	$169,900	$128	60
2613 Mary Ann Dr Dr	0.66mi	3/1.5	1,316 (-6%)	4mo	$165,000	$125	54
2115 N Rose Park Ave N	0.73mi	3/2.0	1,324 (-5%)	5mo	$63,000	$48	53
1201 Texas St	0.57mi	3/1.0	1,196 (-15%)	2mo	$140,500	$117	44
2404 Roxton St	0.65mi	3/2.0	1,250 (-11%)	12mo	$175,000	$140	42
2638 Saint Joseph St	0.68mi	3/2.0	1,578 (+13%)	7mo	$239,900	$152	41

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: 23.0%
• Equity multiple: 2.00×
• Total profit: $32,156
• Equity at exit: $17,147

10-year hold

• IRR: 33.7%
• Equity multiple: 4.73×
• Total profit: $120,250
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$603
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $667

Break-even live

Break-even rent $860

Max offer price $115,000

Occupancy floor 56%

Sensitivity live

Price	-10% $732	-5% $700	+0% $667	+5% $635	+10% $602
Rent	-10% $532	-5% $600	+0% $667	+5% $734	+10% $802
Rate	-1.0pp $725	-0.5pp $696	base $667	+0.5pp $637	+1.0pp $607

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	22d	1	0.37mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	45d	1	0.66mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	14d	1	0.73mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	45d	1	0.84mi
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	45d	1	1.38mi

Listing history 16 events

1. 2026-06-07
   statusdays on market $115,000 Pending 35 DOM
2. 2026-06-05
   days on market $115,000 Active 32 DOM
3. 2026-06-02
   days on market $115,000 Active 30 DOM
4. 2026-06-01
   days on market $115,000 Active 29 DOM
5. 2026-05-31
   days on market $115,000 Active 28 DOM
6. 2026-05-30
   days on market $115,000 Active 27 DOM
7. 2026-05-18
   status Active 515-char remark

   Show marketing remark (515 chars)

   Well-maintained and in great condition, this 3-bedroom, 2-bath mobile home is located in the heart of Sulphur, right off of Maplewood Drive. Featuring a comfortable and functional layout with plenty of natural light, this home is move-in ready. Enjoy relaxing on the inviting front porch or entertaining on the spacious back porch. Conveniently situated near shopping, dining, and schools, this property offers both comfort and location. A great opportunity for homeowners or investors- schedule your showing today!

8. 2026-05-06
   status Pending 515-char remark

   Show marketing remark (515 chars)

   Well-maintained and in great condition, this 3-bedroom, 2-bath mobile home is located in the heart of Sulphur, right off of Maplewood Drive. Featuring a comfortable and functional layout with plenty of natural light, this home is move-in ready. Enjoy relaxing on the inviting front porch or entertaining on the spacious back porch. Conveniently situated near shopping, dining, and schools, this property offers both comfort and location. A great opportunity for homeowners or investors- schedule your showing today!

9. 2026-04-20
   listed $125,000 Active 515-char remark

   Show marketing remark (515 chars)

   Well-maintained and in great condition, this 3-bedroom, 2-bath mobile home is located in the heart of Sulphur, right off of Maplewood Drive. Featuring a comfortable and functional layout with plenty of natural light, this home is move-in ready. Enjoy relaxing on the inviting front porch or entertaining on the spacious back porch. Conveniently situated near shopping, dining, and schools, this property offers both comfort and location. A great opportunity for homeowners or investors- schedule your showing today!

10. 2025-12-17
    soldstatus 185-char remark

    Show marketing remark (185 chars)

    Renovated 3 bed 2 bath double wide with new AC, appliances, floors and cabinets. owner will consider owner financing with a considerable down payment. All measurements are more or less.

11. 2025-12-17
    listed $38,000 185-char remark

    Show marketing remark (185 chars)

    Renovated 3 bed 2 bath double wide with new AC, appliances, floors and cabinets. owner will consider owner financing with a considerable down payment. All measurements are more or less.

12. 2017-01-20
    soldstatus
13. 2017-01-13
    soldstatus $50,000
14. 2017-01-13
    soldstatus $53,000
15. 2016-12-19
    listed $65,000
16. 2001-10-15
    soldstatus $23,000

ⓘ 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: $345 · $29/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$288/yr (+$24/mo · 83.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $20,457
• − Mortgage interest: −$6,442
• − Property taxes: −$345
• − Insurance: −$575
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$3,345
• Taxable income: $6,477
• Est. tax owed @ 24.0%: −$1,555
• After-tax cash flow: $6,450/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

+443.5% since first listed

10 events — show timeline

• 2026-05-18 Relisted — SWLAR
• 2026-05-06 Pending — SWLAR
• 2026-04-20 Listed $125,000 SWLAR
• 2025-12-17 Listed $38,000 SWLAR
• 2025-12-17 Sold (MLS) — SWLAR
• 2017-01-20 Sold (MLS) — SWLAR
• 2017-01-13 Sold (Public Records) $53,000 Public Records
• 2017-01-13 Sold (Public Records) $50,000 Public Records
• 2016-12-19 Listed $65,000 SWLAR
• 2001-10-15 Sold (Public Records) $23,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $345 · +0.7% YoY. Source: county tax records.