268 Hines Dr · Sulphur, LA 70665

$256,900

3 bd · 2.0 ba · 1,617 sqft · SingleFamily · 40 Days on market

Built 2026 Good condition 6,098 sqft lot $38/mo HOA · 1% of rent

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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 +9.4/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Iris French I Floorplan offers a thoughtfully designed layout with 3 bedrooms, 2 bathrooms, and 1,617 square feet of comfortable, energy-efficient living space. Energy Star certified, this home blends modern functionality with warm architectural details throughout. The living area features distinctive 6x6 wood-wrapped beam ceiling details that add depth and character to the open-concept design. The kitchen is well-appointed with slab countertops, custom cabinetry with soft-close cabinet doors and included hardware, a 30" freestanding gas range with microwave hood vent combo, dishwasher, and garbage disposal, creating a space that is both stylish and practical. The primary suite is designed for relaxation, featuring a garden tub with tile surround along with a fiberglass shower insert complete with glass door and built-in seat. The secondary bathroom includes a fiberglass tub/shower insert for durability and convenience. Additional features include a tankless gas water heater and up to 10 pallets of sod for enhanced curb appeal and efficiency. With quality craftsmanship and timeless finishes, this home delivers comfort, style, and everyday functionality.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2026

Tags

• ENERGY STAR CERTIFIED
• IRIS FRENCH I FLOORPLAN
• FREESTANDING GAS RANGE
• CUSTOM SOFT-CLOSE CABINETRY
• GARDEN TUB WITH TILE SURROUND
• TANKLESS GAS WATER HEATER

Property features AI

Finance

• Other: Subdivision: The Cedars Phase I
• HOA & community: Homeowners association with annual fee of $460 (approx. $38.33/month)

Exterior

• Parking: Attached 2-car garage; Driveway; Garage faces front; Open parking
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available and connected; Cable available; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Single family residence; New construction; One story; House
• Construction: Built by MANUEL BUILDERS; Brick veneer and HardiPlank-type siding; Blown-in insulation; Slab foundation; Composition/shingle roof
• Exterior features: Front porch; Rear porch; Patio; Porch; City lot; Front yard; Landscaped; Rectangular lot

Interior

• Kitchen: Dishwasher; Free-standing/Gas range; Microwave; Oven; Range; Disposal; ENERGY STAR qualified appliances; Vented exhaust fan
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); ENERGY STAR qualified heating and cooling equipment
• Interior features: Beamed ceilings; Ceiling fans; Crown molding; Kitchen island; Open floorplan; Pantry; Recessed lighting
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry room; ENERGY STAR qualified water heater; Tankless water heater; Gas water heater; Water heater

🏗️ New construction. The $256,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $237,467.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $257k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $257k).
• Recommended offer: $249k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: W. T. Henning Elementary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 397 students, 56% FRL); W. W. Lewis Middle School (math 33% / reading 48%, grade F, #62 of 218 statewide, top 29%, 777 students, 49% 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: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

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 + 3.0% rent growth), your $66k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $249,193 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.44% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.44%
• DSCR: 1.82
• GRM: 5.8

CMA / ARV

• ARV (median comp): $237,467
• List price: $256,900
• Delta: 8.18%
• 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
277 Paisley Pkwy	0.39mi	3/2.0	1,616 (-0%)	2mo	$214,000	$132	80
305 Paisley Pkwy	0.36mi	3/2.0	1,618 (+0%)	4mo	$217,000	$134	80
224 Pipers Ln	0.43mi	3/2.0	1,641 (+2%)	12mo	$233,900	$143	68
235 Aston Ln	0.42mi	3/2.0	1,563 (-3%)	10mo	$214,000	$137	67
308 Paisley Pkwy	0.39mi	3/2.0	1,755 (+8%)	3mo	$233,000	$133	65
216 Pipers Ln	0.45mi	3/2.0	1,738 (+8%)	3mo	$240,000	$138	64
329 Paisley Pkwy	0.35mi	3/2.0	1,826 (+13%)	2mo	$221,000	$121	60
148 Orchard Ln	0.60mi	3/2.0	1,514 (-6%)	7mo	$207,000	$137	56
309 Sawyer Dr	0.32mi	4/2.0 (+1)	1,786 (+10%)	11mo	$239,500	$134	53
213 Pipers Ln	0.45mi	4/2.0 (+1)	1,817 (+12%)	4mo	$248,000	$136	50
324 Long Hill Dr	0.72mi	3/2.0	1,545 (-4%)	13mo	$208,000	$135	48
337 Madison Xing	0.74mi	3/2.0	1,452 (-10%)	8mo	$208,000	$143	42

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: 10.2%
• Equity multiple: 1.40×
• Total profit: $26,673
• Equity at exit: $35,407

10-year hold

• IRR: 19.3%
• Equity multiple: 2.61×
• Total profit: $107,330
• Equity at exit: $20,532

Cash invested: $66,491 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,419 medium
• Mortgage (P&I): −$1,245
• Tax est. 1.5%: −$297 /mo · $3,562/yr
• Insurance: −$99
• HOA: −$38
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $1,022

Break-even live

Break-even rent $2,125

Max offer price $237,467

Occupancy floor 65%

Sensitivity live

Price	-10% $1,186	-5% $1,104	+0% $1,022	+5% $940	+10% $858
Rent	-10% $752	-5% $887	+0% $1,022	+5% $1,157	+10% $1,292
Rate	-1.0pp $1,141	-0.5pp $1,082	base $1,022	+0.5pp $960	+1.0pp $898

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: $59,367
• Closing costs: $7,124
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	44d	1	0.34mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	14d	10	0.50mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.16mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: watertrashgas

Listing history 19 events

1. 2026-06-21
   days on market $256,900 Active 40 DOM
2. 2026-06-19
   days on market $256,900 Active 38 DOM
3. 2026-06-18
   days on market $256,900 Active 37 DOM
4. 2026-06-17
   days on market $256,900 Active 36 DOM
5. 2026-06-16
   days on market $256,900 Active 35 DOM
6. 2026-06-15
   days on market $256,900 Active 34 DOM
7. 2026-06-14
   days on market $256,900 Active 32 DOM
8. 2026-06-13
   days on market $256,900 Active 31 DOM
9. 2026-06-10
   days on market $256,900 Active 29 DOM
10. 2026-06-09
    days on market $256,900 Active 28 DOM
11. 2026-06-08
    days on market $256,900 Active 27 DOM
12. 2026-06-07
    days on market $256,900 Active 26 DOM
13. 2026-06-05
    days on market $256,900 Active 23 DOM
14. 2026-06-02
    days on market $256,900 Active 21 DOM
15. 2026-06-01
    days on market $256,900 Active 20 DOM
16. 2026-05-31
    days on market $256,900 Active 19 DOM
17. 2026-05-30
    days on market $256,900 Active 18 DOM
18. 2026-05-12
    listed $256,900 Active 648-char remark
19. 2026-05-02
    listed $256,900 Active 1180-char remark

    Show marketing remark (1180 chars)

    The Iris French I Floorplan offers a thoughtfully designed layout with 3 bedrooms, 2 bathrooms, and 1,617 square feet of comfortable, energy-efficient living space. Energy Star certified, this home blends modern functionality with warm architectural details throughout. The living area features distinctive 6x6 wood-wrapped beam ceiling details that add depth and character to the open-concept design. The kitchen is well-appointed with slab countertops, custom cabinetry with soft-close cabinet doors and included hardware, a 30" freestanding gas range with microwave hood vent combo, dishwasher, and garbage disposal, creating a space that is both stylish and practical. The primary suite is designed for relaxation, featuring a garden tub with tile surround along with a fiberglass shower insert complete with glass door and built-in seat. The secondary bathroom includes a fiberglass tub/shower insert for durability and convenience. Additional features include a tankless gas water heater and up to 10 pallets of sod for enhanced curb appeal and efficiency. With quality craftsmanship and timeless finishes, this home delivers comfort, style, and everyday functionality.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $41,026
• − Mortgage interest: −$13,302
• − Property taxes: −$3,562
• − Insurance: −$1,187
• − Repairs & maintenance: −$3,282
• − Management: −$3,282
• − HOA: −$456
• − Depreciation: −$6,908
• Taxable income: $9,046
• Est. tax owed @ 24.0%: −$2,171
• After-tax cash flow: $10,090/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.

Condition & rehab AI · 4 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good roof and exterior. It has a good kitchen and bathrooms, but could benefit from some interior updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint interior walls and trim — Enhances curb appeal and interior aesthetics
• Both Install hardwood flooring in living areas — Improves resale and rental value
• Both Install new kitchen cabinets and countertops — Enhances functionality and appeal
• Both Install new bathroom fixtures and hardware — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Enhances curb appeal and interior aesthetics ↑
• Both Install hardwood flooring in living areas — Improves resale and rental value ↑
• Both Install new kitchen cabinets and countertops — Enhances functionality and appeal ↑
• Both Install new bathroom fixtures and hardware — Enhances functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $256,900 SWLAR
• 2026-05-02 Listed $256,900 Zillow