424 Louisiana Ave · Sulphur, LA 70665

$226,900

3 bd · 2.0 ba · 1,445 sqft · Land · 309 Days on market

Built 2025 0.25 ac lot $157/sqft · 322% above area ↓ 14% since listing

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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 +12.3/30.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction - 3 Bed, 2 Bath - Open Floor Plan -Established Neighborhood Be the first to own this beautiful new construction home offering modern living in an established, welcoming neighborhood. This thoughtfully designed 3 bedroom, 2 full bath home features an open floor plan, perfect for both entertaining. Situated on a generous 1/4-acre lot, you’ll enjoy the ideal balance of space, comfort, and community. With a projected price under $230,000, this is an incredible opportunity to own a brand-new home without sacrificing affordability. Quality materials and stylish design elements will be used throughout, with finishes chosen to blend function and elegance. Act now to secure this home don't miss your chance to own a brand-new home in a great location at an affordable price! (Please note: All materials and design selections are subject to change at the contractor’s discretion. )

Key facts

• Open floor plan
• Generous lot
• New construction

Tags

• NEW CONSTRUCTION
• OPEN FLOOR PLAN
• ESTABLISHED NEIGHBORHOOD
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $227k.

Deal economics

• At list price, monthly cash flow is $-40 ($-474/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (14.7% below list).
• Recommended offer: $193k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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+, 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: 236 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

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.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.
• Current owner paid $30k; list at $227k implies a 656% 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 $193,484 (14.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 309 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.85% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (median comp): $53,739
• List price: $226,900
• Delta: 322.23%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-39,256
• Equity at exit: $33,832

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-37,307
• Equity at exit: $19,618

Cash invested: $63,532 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$1,190
• Tax est. 1.5%: −$284 /mo · $3,404/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-40

Break-even live

Break-even rent $1,985

Max offer price $221,180

Occupancy floor 97%

Sensitivity live

Price	-10% $117	-5% $39	+0% $-40	+5% $-118	+10% $-196
Rent	-10% $-192	-5% $-116	+0% $-40	+5% $37	+10% $113
Rate	-1.0pp $75	-0.5pp $18	base $-40	+0.5pp $-98	+1.0pp $-158

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: $56,725
• Closing costs: $6,807
• 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	21d	1	0.46mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	44d	1	0.66mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	44d	1	0.72mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	13d	1	0.79mi
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	44d	1	1.07mi

Listing history 16 events

1. 2026-06-10
   days on market $226,900 Active 309 DOM
2. 2026-06-09
   days on market $226,900 Active 308 DOM
3. 2026-06-08
   days on market $226,900 Active 307 DOM
4. 2026-06-07
   days on market $226,900 Active 306 DOM
5. 2026-06-05
   days on market $226,900 Active 303 DOM
6. 2026-06-02
   days on market $226,900 Active 301 DOM
7. 2026-06-01
   days on market $226,900 Active 300 DOM
8. 2026-05-31
   days on market $226,900 Active 299 DOM
9. 2026-05-30
   days on market $226,900 Active 298 DOM
10. 2026-02-12
    soldstatus $30,000
11. 2025-07-15
    listed $226,900 Active 909-char remark

    Show marketing remark (909 chars)

    New Construction - 3 Bed, 2 Bath - Open Floor Plan -Established Neighborhood Be the first to own this beautiful new construction home offering modern living in an established, welcoming neighborhood. This thoughtfully designed 3 bedroom, 2 full bath home features an open floor plan, perfect for both entertaining. Situated on a generous 1/4-acre lot, you’ll enjoy the ideal balance of space, comfort, and community. With a projected price under $230,000, this is an incredible opportunity to own a brand-new home without sacrificing affordability. Quality materials and stylish design elements will be used throughout, with finishes chosen to blend function and elegance. Act now to secure this home don't miss your chance to own a brand-new home in a great location at an affordable price! (Please note: All materials and design selections are subject to change at the contractor’s discretion. )

12. 2025-02-04
    soldstatus 405-char remark

    Show marketing remark (405 chars)

    Here is your residential lot in an established Sulphur neighborhood! The lot is already cleared and graded, with a driveway in place. Featuring some pretty mature trees, and located in Flood zone X (flood insurance is not required). At approximately 90 x 120, this lot is over 1/4th acre! The neighborhood and surrounding homes indicate a pride of ownership amongst the homeowners. Public water and sewer.

13. 2025-02-04
    soldstatus $22,500

    Show marketing remark (405 chars)

    Here is your residential lot in an established Sulphur neighborhood! The lot is already cleared and graded, with a driveway in place. Featuring some pretty mature trees, and located in Flood zone X (flood insurance is not required). At approximately 90 x 120, this lot is over 1/4th acre! The neighborhood and surrounding homes indicate a pride of ownership amongst the homeowners. Public water and sewer.

14. 2024-08-12
    listed $28,000 405-char remark

    Show marketing remark (405 chars)

    Here is your residential lot in an established Sulphur neighborhood! The lot is already cleared and graded, with a driveway in place. Featuring some pretty mature trees, and located in Flood zone X (flood insurance is not required). At approximately 90 x 120, this lot is over 1/4th acre! The neighborhood and surrounding homes indicate a pride of ownership amongst the homeowners. Public water and sewer.

15. 2024-08-02
    soldstatus
16. 2024-05-24
    listed $35,000

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $23,218
• − Mortgage interest: −$12,710
• − Property taxes: −$3,404
• − Insurance: −$1,134
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$6,601
• Taxable loss: −$4,345
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $569/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
• 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

-14.3% since first listed

7 events — show timeline

• 2026-02-12 Sold (Public Records) $30,000 Public Records
• 2025-07-15 Listed $226,900 SWLAR
• 2025-02-04 Sold (Public Records) $22,500 Public Records
• 2025-02-04 Sold (MLS) — SWLAR
• 2024-08-12 Listed $28,000 SWLAR
• 2024-08-02 Sold (MLS) — SWLAR
• 2024-05-24 Listed $35,000 SWLAR

Property tax history

-8.1%/yr

Latest (2025): $366 · +0.8% YoY. Source: county tax records.