335 Oak Hampton Dr · Sulphur, LA 70665

$280,000

4 bd · 2.5 ba · 2,362 sqft · SingleFamily · 23 Days on market

Built 2020 Good condition 5,662 sqft lot Est $293k · at est. $35/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 +9.6/10.0
• ARV discount +9.5/15.0
• 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

* * * 72 HOURS RIGHT OF REFUSAL * * * MOVE IN READY!! * Davant BE * This 4 bed / 2.5 bath Smart Home features an open concept kitchen/living area great for entertaining, beautiful cabinetry and granite countertops throughout, large master bedroom with attached master suite and large walk-in closet and so much more! Conveniently located near I-10 and minutes away from great dining and entertainment. 10 YEAR LIMITED WARRANTY!

Key facts

• Bonus space
• Granite countertops
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WATERPROOF VINYL FLOORING
• PRIVACY-FENCED BACKYARD
• BONUS SPACE

Property features AI

Finance

• Other: Subdivision: Mimosa Park
• HOA & community: Homeowners association with a $35 monthly fee

Exterior

• Parking: Total of 4 parking spaces; Attached 2-car garage; 2-car carport; 2 open parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Water available
• Home design: Single-family house; North-facing; Two stories; Built by D R Horton; Slab foundation
• Construction: Shingle roof
• Exterior features: Fenced yard with privacy fencing; Back yard

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite counters; Double vanity
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $276k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: Cypress Cove Elementary School (math 42% / reading 60%, grade C-, #120 of 646 statewide, top 19%, 512 students, 61% 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 52% FRL track the district average.
• Market conditions: 236 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $78k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.

Recommended offer $275,800 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.46% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.59%
• DSCR: 1.96
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $292,888
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
339 Windsor Woods	0.16mi	4/3.0	2,437 (+3%)	7mo	$293,000	$120	79
308 Oak Hampton Dr	0.07mi	5/2.5 (+1)	2,584 (+9%)	8mo	$320,000	$124	69

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $44,459
• Equity at exit: $41,749

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $154,369
• Equity at exit: $24,209

Cash invested: $78,400 (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: 5.7×

Monthly cashflow live

• Estimated rent: $4,095 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$204 /mo · $2,451/yr
• Insurance: −$117
• HOA: −$35
• Vacancy / Maint / Mgmt: −$860
• Net cashflow: $1,411

Break-even live

Break-even rent $2,309

Max offer price $280,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,569	-5% $1,490	+0% $1,411	+5% $1,331	+10% $1,252
Rent	-10% $1,087	-5% $1,249	+0% $1,411	+5% $1,572	+10% $1,734
Rate	-1.0pp $1,552	-0.5pp $1,482	base $1,411	+0.5pp $1,338	+1.0pp $1,264

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.28mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.13mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 19 events

1. 2026-06-19
   days on market $280,000 Active 23 DOM
2. 2026-06-18
   days on market $280,000 Active 22 DOM
3. 2026-06-17
   days on market $280,000 Active 21 DOM
4. 2026-06-16
   days on market $280,000 Active 20 DOM
5. 2026-06-15
   days on market $280,000 Active 19 DOM
6. 2026-06-14
   days on market $280,000 Active 17 DOM
7. 2026-06-13
   days on market $280,000 Active 16 DOM
8. 2026-06-10
   days on market $280,000 Active 14 DOM
9. 2026-06-09
   days on market $280,000 Active 13 DOM
10. 2026-06-08
    days on market $280,000 Active 12 DOM
11. 2026-06-07
    days on market $280,000 Active 11 DOM
12. 2026-06-05
    days on market $280,000 Active 8 DOM
13. 2026-06-02
    days on market $280,000 Active 6 DOM
14. 2026-06-01
    days on market $280,000 Active 5 DOM
15. 2026-05-31
    days on market $280,000 Active 4 DOM
16. 2026-05-30
    days on market $280,000 Active 3 DOM
17. 2026-05-28
    listed $280,000 Active
18. 2020-04-30
    soldstatus 433-char remark

    Show marketing remark (433 chars)

    * * * 72 HOURS RIGHT OF REFUSAL * * * MOVE IN READY!! * Davant BE * This 4 bed / 2.5 bath Smart Home features an open concept kitchen/living area great for entertaining, beautiful cabinetry and granite countertops throughout, large master bedroom with attached master suite and large walk-in closet and so much more! Conveniently located near I-10 and minutes away from great dining and entertainment. 10 YEAR LIMITED WARRANTY!

19. 2019-04-16
    listed $244,500 433-char remark

    Show marketing remark (433 chars)

    * * * 72 HOURS RIGHT OF REFUSAL * * * MOVE IN READY!! * Davant BE * This 4 bed / 2.5 bath Smart Home features an open concept kitchen/living area great for entertaining, beautiful cabinetry and granite countertops throughout, large master bedroom with attached master suite and large walk-in closet and so much more! Conveniently located near I-10 and minutes away from great dining and entertainment. 10 YEAR LIMITED WARRANTY!

ⓘ 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: $2,451 · $204/mo
• Projected year-2 tax: $2,451 · $204/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $49,136
• − Mortgage interest: −$15,684
• − Property taxes: −$2,451
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,931
• − Management: −$3,931
• − HOA: −$420
• − Depreciation: −$8,145
• Taxable income: $13,174
• Est. tax owed @ 24.0%: −$3,162
• After-tax cash flow: $13,765/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 · 13 photos

Good 80/100 Cosmetic rehab

This 2020 single-family home is move-in ready with an open-concept layout and granite countertops. It features a good condition exterior and interior, with minor maintenance needed.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both clean gutters — improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both clean gutters — improves drainage and aesthetics ↑

ⓘ 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

+14.5% since first listed

3 events — show timeline

• 2026-05-28 Listed $280,000 SWLAR
• 2020-04-30 Sold (MLS) — SWLAR
• 2019-04-16 Listed $244,500 SWLAR

Property tax history

+43.2%/yr

Latest (2025): $2,451 · +0.8% YoY. Source: county tax records.