Bolton II G Plan · Sulphur, LA 70665

$223,990

4 bd · 2.0 ba · 1,501 sqft · SingleFamily · 941 Days on market

Fair condition ↓ 4% since listing

---

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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Bolton II G floor plan by DSLD Homes, a smartly designed 1,501 sq. ft. home featuring 4 bedrooms, 2 full bathrooms, and a two-car garage. The exterior blends classic charm with durability, showcasing brick, stucco, and siding finishes, plus a covered rear porch perfect for outdoor relaxation. Inside, enjoy a bright, functional layout with recessed can lighting in the kitchen. The master suite offers a garden tub, separate shower, and a walk-in closet, delivering both comfort and convenience. Ideal for growing families or anyone needing extra space, this energy-efficient home combines value, style, and everyday functionality.

Key facts

• 2 garage spots
• Listed 940 days

🏗️ New construction. The $223,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $242,317.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $224k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $224k).
• Recommended offer: $197k (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: 236 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).

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 $68k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 941 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Recommended offer $197,111 (12.0% below list)

Questions for the listing agent

1. It's been on market 941 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.26% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $242,317
• List price: $223,990
• Delta: -7.56%
• 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
148 Orchard Ln	0.26mi	3/2.0 (-1)	1,514 (+1%)	7mo	$207,000	$137	76
109 Briar Ct	0.07mi	3/2.0 (-1)	1,642 (+9%)	7mo	$212,500	$129	70
337 Madison Xing	0.30mi	3/2.0 (-1)	1,452 (-3%)	8mo	$208,000	$143	69
324 Long Hill Dr	0.26mi	3/2.0 (-1)	1,545 (+3%)	13mo	$208,000	$135	67
277 Paisley Pkwy	0.38mi	3/2.0 (-1)	1,616 (+8%)	2mo	$214,000	$132	63
235 Aston Ln	0.38mi	3/2.0 (-1)	1,563 (+4%)	10mo	$214,000	$137	62
248 Long Hill Dr Dr	0.12mi	3/2.0 (-1)	1,698 (+13%)	7mo	$205,000	$121	61
305 Paisley Pkwy	0.42mi	3/2.0 (-1)	1,618 (+8%)	4mo	$217,000	$134	59
544 Patton St	0.64mi	3/2.0 (-1)	1,400 (-7%)	1mo	$115,000	$82	53
133 Keaton Ct	0.27mi	3/2.0 (-1)	1,689 (+12%)	14mo	$218,500	$129	50
224 Pipers Ln	0.47mi	3/2.0 (-1)	1,641 (+9%)	12mo	$233,900	$143	47
344 Madison Crossing Dr	0.33mi	3/2.0 (-1)	1,710 (+14%)	12mo	$219,500	$128	46

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $7,855
• Equity at exit: $36,130

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $67,642
• Equity at exit: $20,951

Cash invested: $67,849 (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: 6.1×

Monthly cashflow live

• Estimated rent: $3,055 medium
• Mortgage (P&I): −$1,271
• Tax est. 1.5%: −$303 /mo · $3,635/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $739

Break-even live

Break-even rent $2,120

Max offer price $242,317

Occupancy floor 71%

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: $60,579
• Closing costs: $7,269
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	13d	10	0.29mi
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	44d	1	0.43mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.42mi

Listing history 18 events

1. 2026-06-19
   days on market $223,990 Active 941 DOM
2. 2026-06-18
   days on market $223,990 Active 940 DOM
3. 2026-06-17
   days on market $223,990 Active 939 DOM
4. 2026-06-16
   days on market $223,990 Active 938 DOM
5. 2026-06-15
   days on market $223,990 Active 937 DOM
6. 2026-06-14
   days on market $223,990 Active 935 DOM
7. 2026-06-13
   days on market $223,990 Active 934 DOM
8. 2026-06-10
   days on market $223,990 Active 932 DOM
9. 2026-06-09
   days on market $223,990 Active 931 DOM
10. 2026-06-08
    days on market $223,990 Active 930 DOM
11. 2026-06-07
    days on market $223,990 Active 929 DOM
12. 2026-06-05
    days on market $223,990 Active 926 DOM
13. 2026-06-02
    days on market $223,990 Active 924 DOM
14. 2026-06-01
    days on market $223,990 Active 923 DOM
15. 2026-05-31
    days on market $223,990 Active 922 DOM
16. 2026-05-30
    pricedays on market $223,990 Active 921 DOM
17. 2026-03-17
    price $221,990 647-char remark

    Show marketing remark (647 chars)

    Welcome to the Bolton II G floor plan by DSLD Homes, a smartly designed 1,501 sq. ft. home featuring 4 bedrooms, 2 full bathrooms, and a two-car garage. The exterior blends classic charm with durability, showcasing brick, stucco, and siding finishes, plus a covered rear porch perfect for outdoor relaxation. Inside, enjoy a bright, functional layout with recessed can lighting in the kitchen. The master suite offers a garden tub, separate shower, and a walk-in closet, delivering both comfort and convenience. Ideal for growing families or anyone needing extra space, this energy-efficient home combines value, style, and everyday functionality.

18. 2023-11-21
    listed $231,990 Active 647-char remark

    Show marketing remark (647 chars)

    Welcome to the Bolton II G floor plan by DSLD Homes, a smartly designed 1,501 sq. ft. home featuring 4 bedrooms, 2 full bathrooms, and a two-car garage. The exterior blends classic charm with durability, showcasing brick, stucco, and siding finishes, plus a covered rear porch perfect for outdoor relaxation. Inside, enjoy a bright, functional layout with recessed can lighting in the kitchen. The master suite offers a garden tub, separate shower, and a walk-in closet, delivering both comfort and convenience. Ideal for growing families or anyone needing extra space, this energy-efficient home combines value, 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: $36,664
• − Mortgage interest: −$13,573
• − Property taxes: −$3,635
• − Insurance: −$1,212
• − Repairs & maintenance: −$2,933
• − Management: −$2,933
• − Depreciation: −$7,049
• Taxable income: $5,329
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $7,590/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 · 3 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, including exterior painting and roof inspection. These updates can significantly increase its resale and rental value.

Repairs flagged

• Minor Exterior paint — Some discoloration and wear
• Minor Roof inspection — Visible signs of wear

Value-add opportunities

• Resale Paint exterior — Fresh paint can significantly improve curb appeal and home value
• Resale Roof inspection and repair — A new roof can add significant value and improve the home's lifespan
• Resale Interior paint — Fresh paint can improve the home's appearance and make it more appealing to potential buyers
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Some discoloration and wear	Minor	$500–3,000
Roof inspection · Visible signs of wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint can significantly improve curb appeal and home value ↑
• Resale Roof inspection and repair — A new roof can add significant value and improve the home's lifespan ↑
• Resale Interior paint — Fresh paint can improve the home's appearance and make it more appealing to potential buyers ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract more renters ↑

ⓘ 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

-4.3% since first listed

2 events — show timeline

• 2026-03-17 Price Changed $221,990 Zillow
• 2023-11-21 Listed $231,990 Zillow