156 Starlin Dr · Sulphur, LA 70663

$27,500

2 bd · 1.0 ba · 1,300 sqft · SingleFamily · 31 Days on market

Built 1976 0.25 ac lot

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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

Looking for a fixer upper? Flip this home and sell if for a profit or make it an investment property and start bringing in some income! Make an appointment & go check it out today! All measurements are more/less.

Key facts

• 0.25 acre lot
• Built 1976
• Listed 30 days

Property features AI

Finance

• Other: Directions: I-10 West to Sulphur, north on Ruth Street, right on Starlin Drive — house will be on the left; Listing broker: eXp Realty, LLC

Exterior

• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-family house; Single-story
• Exterior features: Front yard; Back yard; City lot; Lot dimensions approximately 54 x 204; Lot about 0.25 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Wall/window air conditioning unit(s)
• Interior features: No fireplace; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $689 ($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: $27k (3.0% below list) — sets the bar for market timing.
• Cap rate 55.0% 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; 2 comparable units currently listed for rent nearby; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 31% 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 $190 of loan paydown is wiped out by about $825 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 31 days — a 3% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,675 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.00% ✓
• Cap rate: 54.97%
• Cash-on-cash: 173.85%
• DSCR: 8.74
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $148,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Ginger St	0.35mi	3/1.0 (+1)	1,300 (0%)	10mo	$155,000	$119	71
719 Landry St	0.47mi	3/1.0 (+1)	1,253 (-4%)	2mo	$104,000	$83	65
740 Starlin Dr	0.45mi	3/1.0 (+1)	1,340 (+3%)	7mo	$155,000	$116	63
1807 Drost St	0.51mi	3/2.0 (+1)	1,338 (+3%)	1mo	$129,900	$97	62
405 Leland St	0.32mi	3/2.0 (+1)	1,436 (+10%)	2mo	$160,000	$111	57
506 Hickok St	0.66mi	3/1.0 (+1)	1,250 (-4%)	5mo	$144,900	$116	54
505 Custer St	0.59mi	3/1.0 (+1)	1,406 (+8%)	2mo	$85,000	$60	52
2506 Thomason St St	0.56mi	3/1.5 (+1)	1,201 (-8%)	2mo	$124,900	$104	52
620 Starlin Dr	0.37mi	3/2.0 (+1)	1,453 (+12%)	10mo	$165,000	$114	46
544 Patton St	0.68mi	3/2.0 (+1)	1,400 (+8%)	1mo	$115,000	$82	46
1318 Melanie Dr	0.73mi	3/2.0 (+1)	1,365 (+5%)	10mo	$170,000	$125	40
1102 Bernadette Dr	0.57mi	3/2.0 (+1)	1,479 (+14%)	8mo	$180,000	$122	35

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: 7.21×
• Total profit: $47,794
• Equity at exit: $4,100

10-year hold

• IRR: —
• Equity multiple: 18.64×
• Total profit: $135,801
• Equity at exit: $2,378

Cash invested: $7,700 (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: $1,650 medium
• Mortgage (P&I): −$144
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$11
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $689

Break-even live

Break-even rent $778

Max offer price $27,500

Occupancy floor 53%

Sensitivity live

Price	-10% $705	-5% $697	+0% $689	+5% $681	+10% $673
Rent	-10% $559	-5% $624	+0% $689	+5% $754	+10% $819
Rate	-1.0pp $703	-0.5pp $696	base $689	+0.5pp $682	+1.0pp $675

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.18mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	45d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $27,500 Active 31 DOM
2. 2026-06-19
   days on market $27,500 Active 29 DOM
3. 2026-06-18
   days on market $27,500 Active 28 DOM
4. 2026-06-17
   days on market $27,500 Active 27 DOM
5. 2026-06-16
   days on market $27,500 Active 26 DOM
6. 2026-06-15
   days on market $27,500 Active 25 DOM
7. 2026-06-14
   days on market $27,500 Active 23 DOM
8. 2026-06-13
   pricedays on market $27,500 Active 22 DOM
9. 2026-06-10
   days on market $32,500 Active 20 DOM
10. 2026-06-09
    days on market $32,500 Active 19 DOM
11. 2026-06-08
    days on market $32,500 Active 18 DOM
12. 2026-06-07
    days on market $32,500 Active 17 DOM
13. 2026-06-05
    days on market $32,500 Active 14 DOM
14. 2026-06-02
    days on market $32,500 Active 12 DOM
15. 2026-06-01
    days on market $32,500 Active 11 DOM
16. 2026-05-31
    days on market $32,500 Active 10 DOM
17. 2026-05-30
    days on market $32,500 Active 9 DOM
18. 2026-05-21
    listed $32,500 Active

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $389 · $32/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 · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $19,802
• − Mortgage interest: −$1,540
• − Property taxes: −$389
• − Insurance: −$5,256
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$800
• Taxable income: $8,648
• Est. tax owed @ 24.0%: −$2,076
• After-tax cash flow: $6,192/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

• 2026-05-21 Listed $32,500 SWLAR

Property tax history

-0.6%/yr

Latest (2025): $389 · +0.8% YoY. Source: county tax records.