1600 Anita St · Sulphur, LA 70663

$231,000

4 bd · 2.0 ba · 2,038 sqft · SingleFamily · 127 Days on market

Built 1970 0.38 ac lot $113/sqft · at area comps Est $234k · at est.

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Why this score? — see what drove the C 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 +23.5/30.0
• ARV discount +8.1/15.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• 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 MLS

Completely reimagined and move-in ready, this renovated Maplewood home offers modern design, generous space, and thoughtful upgrades throughout. Located on a quiet street in Sulphur’s desirable Maplewood area, this 4-bedroom, 2-bath residence features 2,038 square feet of updated living space on a spacious 0.36-acre lot. The home has undergone an extensive renovation, including a new roof, new sheetrock, fresh interior and exterior paint, updated HVAC system, and improvements to plumbing and electrical systems, including fixtures. Stylish vinyl plank flooring runs throughout, creating a cohesive and contemporary feel. The open floor plan offers excellent flow for both everyday living and entertaining. A large living room opens seamlessly into the dining area and fully renovated kitchen. The kitchen showcases brand-new cabinetry, sleek quartz countertops, stainless steel appliances, and generous prep space. (Seller is installing a dishwasher. ) The oversized fourth bedroom provides flexibility and could easily serve as a second living area, game room, or home office. Outside, the expansive backyard offers plenty of room for gatherings, play, or future additions. The front of the home features extensive concrete parking for added convenience. This property qualifies for 100% Rural Development financing, making it an attractive opportunity for eligible buyers. The home is located in Flood Zone AE; however, the seller does not currently carry flood insurance. The current flood quote is $2572 a year and attached in mls. Seller reserves staging items. With its fresh updates, functional layout, and desirable location, this turnkey home is ready for its next owner. Schedule your showing today and see the transformation in person.

Key facts

• New sheetrock
• Updated living space
• Fresh interior paint

Tags

• RENOVATED MAPLEWOOD HOME
• UPDATED LIVING SPACE
• NEW ROOF
• NEW SHEETROCK
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $231k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $231k).
• Recommended offer: $203k (12.0% below list) — sets the bar for market timing.

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); 291 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 44% 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 $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 + 7.7% rent growth), your $65k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

• ARV (median comp): $234,312
• List price: $231,000
• Delta: -1.41%
• 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
868 S Post Oak Rd S	0.20mi	4/2.0	1,910 (-6%)	5mo	$234,000	$123	76
2505 Jayson St	0.41mi	4/2.0	1,913 (-6%)	1mo	$195,000	$102	70
2715 Saint Francis St	0.67mi	5/2.0 (+1)	2,091 (+3%)	1mo	$187,500	$90	58
2618 Roxton St	0.57mi	3/2.0 (-1)	2,190 (+8%)	1mo	$180,500	$82	55
1409 Beth St	0.49mi	4/2.0	2,236 (+10%)	11mo	$269,000	$120	52
1415 Beth St	0.53mi	3/2.0 (-1)	1,832 (-10%)	3mo	$225,000	$123	51
2807 Mary Ann Dr	0.70mi	4/2.0	1,870 (-8%)	8mo	$209,000	$112	47
2112 Division Rd	0.46mi	3/2.0 (-1)	1,859 (-9%)	19mo	$169,900	$91	43
608 Shady Ln	0.64mi	3/3.0 (-1)	1,903 (-7%)	8mo	$215,000	$113	43
2117 Aubrianna Ln	0.48mi	3/2.0 (-1)	1,820 (-11%)	14mo	$250,000	$137	43
1404 Forest Ln	0.47mi	3/3.5 (-1)	2,232 (+10%)	11mo	$230,000	$103	42
806 Frederick St	0.61mi	3/2.0 (-1)	1,788 (-12%)	11mo	$108,765	$61	36

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,596
• Equity at exit: $34,443

10-year hold

• IRR: 14.2%
• Equity multiple: 2.37×
• Total profit: $88,814
• Equity at exit: $19,973

Cash invested: $64,680 (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: 291
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,361 medium
• Mortgage (P&I): −$1,211
• Tax from tax record: −$125 /mo · $1,501/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $432

Break-even live

Break-even rent $1,814

Max offer price $231,000

Occupancy floor 77%

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: $57,750
• Closing costs: $6,930
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Alabama St Sulphur, LA	4.0	2.5	2335	$2,800	$1.20	21d	1	0.58mi
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	43d	1	0.63mi
1016 Jacques Dr Sulphur, LA	4.0	3.0	2350	$3,000	$1.28	43d	1	1.02mi

Listing history 25 events

1. 2026-06-19
   days on market $231,000 Active 127 DOM
2. 2026-06-18
   days on market $231,000 Active 126 DOM
3. 2026-06-17
   days on market $231,000 Active 125 DOM
4. 2026-06-16
   days on market $231,000 Active 124 DOM
5. 2026-06-15
   days on market $231,000 Active 123 DOM
6. 2026-06-14
   days on market $231,000 Active 121 DOM
7. 2026-06-13
   days on market $231,000 Active 120 DOM
8. 2026-06-10
   days on market $231,000 Active 118 DOM
9. 2026-06-09
   days on market $231,000 Active 117 DOM
10. 2026-06-08
    days on market $231,000 Active 116 DOM
11. 2026-06-07
    days on market $231,000 Active 115 DOM
12. 2026-06-05
    days on market $231,000 Active 112 DOM
13. 2026-06-02
    days on market $231,000 Active 110 DOM
14. 2026-06-01
    days on market $231,000 Active 109 DOM
15. 2026-05-31
    days on market $231,000 Active 108 DOM
16. 2026-05-30
    days on market $231,000 Active 107 DOM
17. 2026-02-12
    listed $231,000 Active 1757-char remark

    Show marketing remark (1757 chars)

    Completely reimagined and move-in ready, this renovated Maplewood home offers modern design, generous space, and thoughtful upgrades throughout. Located on a quiet street in Sulphur’s desirable Maplewood area, this 4-bedroom, 2-bath residence features 2,038 square feet of updated living space on a spacious 0.36-acre lot. The home has undergone an extensive renovation, including a new roof, new sheetrock, fresh interior and exterior paint, updated HVAC system, and improvements to plumbing and electrical systems, including fixtures. Stylish vinyl plank flooring runs throughout, creating a cohesive and contemporary feel. The open floor plan offers excellent flow for both everyday living and entertaining. A large living room opens seamlessly into the dining area and fully renovated kitchen. The kitchen showcases brand-new cabinetry, sleek quartz countertops, stainless steel appliances, and generous prep space. (Seller is installing a dishwasher. ) The oversized fourth bedroom provides flexibility and could easily serve as a second living area, game room, or home office. Outside, the expansive backyard offers plenty of room for gatherings, play, or future additions. The front of the home features extensive concrete parking for added convenience. This property qualifies for 100% Rural Development financing, making it an attractive opportunity for eligible buyers. The home is located in Flood Zone AE; however, the seller does not currently carry flood insurance. The current flood quote is $2572 a year and attached in mls. Seller reserves staging items. With its fresh updates, functional layout, and desirable location, this turnkey home is ready for its next owner. Schedule your showing today and see the transformation in person.

18. 2025-12-19
    soldstatus $227,000
19. 2025-06-27
    soldstatus $110,781
20. 2023-11-17
    soldstatus $75,000
21. 2023-09-19
    soldstatus 1186-char remark

    Show marketing remark (1186 chars)

    Investor Special! Don't miss your opportunity to purchase this fixer upper in Maplewood area of Sulphur. This 3 bedroom 2 bath home situated on a large lot in a quiet centrally located neighborhood in Sulphur. Located near tons of shopping, restaurants, grocery stores, churches, etc. Majority of this home is already gutted, leaving the perfect blank canvas for those creative minds to change the layout or just make it their very own! The original home was 1693 sq ft but previous owner enclosed the 345 sq ft garage to make a third living area. Spacious home with formal living and dining room areas. There is also a den with fireplace open to the large kitchen. Covered patio and large backyard for entertaining. This home is located in both Flood Zone X and AE. Property is being sold As-Is. Seller will make no repairs or provide any utilities for inspections. Buyer will be required to use sellers title company for closing. No verbal offers will be considered. Buyers must have walked/viewed/inspected the property prior to making offer. $1000 deposit required on all offers. Tons of potential on this home! Seller will pay the one year of flood insurance premium for the buyer!

22. 2023-09-19
    listed $75,000 1186-char remark

    Show marketing remark (1186 chars)

    Investor Special! Don't miss your opportunity to purchase this fixer upper in Maplewood area of Sulphur. This 3 bedroom 2 bath home situated on a large lot in a quiet centrally located neighborhood in Sulphur. Located near tons of shopping, restaurants, grocery stores, churches, etc. Majority of this home is already gutted, leaving the perfect blank canvas for those creative minds to change the layout or just make it their very own! The original home was 1693 sq ft but previous owner enclosed the 345 sq ft garage to make a third living area. Spacious home with formal living and dining room areas. There is also a den with fireplace open to the large kitchen. Covered patio and large backyard for entertaining. This home is located in both Flood Zone X and AE. Property is being sold As-Is. Seller will make no repairs or provide any utilities for inspections. Buyer will be required to use sellers title company for closing. No verbal offers will be considered. Buyers must have walked/viewed/inspected the property prior to making offer. $1000 deposit required on all offers. Tons of potential on this home! Seller will pay the one year of flood insurance premium for the buyer!

23. 2023-08-31
    soldstatus $50,000
24. 2023-08-29
    soldstatus
25. 2023-01-27
    listed $74,995

ⓘ 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: $1,501 · $125/mo
• Projected year-2 tax: $1,501 · $125/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 X (shaded) · 66% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $28,329
• − Mortgage interest: −$12,940
• − Property taxes: −$1,501
• − Insurance: −$1,155
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − Depreciation: −$6,720
• Taxable income: $1,480
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $4,832/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

+208.0% since first listed

9 events — show timeline

• 2026-02-12 Listed $231,000 SWLAR
• 2025-12-19 Sold (Public Records) $227,000 Public Records
• 2025-06-27 Sold (Public Records) $110,781 Public Records
• 2023-11-17 Sold (Public Records) $75,000 Public Records
• 2023-09-19 Listed $75,000 SWLAR
• 2023-09-19 Sold (MLS) — SWLAR
• 2023-08-31 Sold (Public Records) $50,000 Public Records
• 2023-08-29 Sold (MLS) — SWLAR
• 2023-01-27 Listed $74,995 SWLAR

Property tax history

-0.6%/yr

Latest (2025): $1,501 · +0.8% YoY. Source: county tax records.