1617 Walker Rd Rd · Carlyss, LA 70665

$389,000

3 bd · 3.5 ba · 3,150 sqft · SingleFamily · 107 Days on market

Built 1981 0.90 ac lot $123/sqft · at area comps Est $381k · at est. ↓ 9% since listing

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +6.6/10.0
• ARV discount +6.6/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning 3-bedroom, 3.5-bath home offers both comfort and functionality with a layout designed for everyday living and entertaining. The living room features beautiful cathedral ceilings that create a bright, open atmosphere. Each bedroom includes its own private bathroom, providing ideal privacy for family or guests. A light-filled sunroom overlooks the backyard and pool, making it the perfect spot to relax year-round. The home also features easily accessible attic space with a climate-controlled cedar closet for added convenience and storage. Outside, enjoy the private pool, perfect for cooling off during warm Louisiana days.

Key facts

• Private pool
• Cathedral ceilings
• Light-filled sunroom

Tags

• CATHEDRAL CEILINGS
• PRIVATE BATHROOM
• LIGHT-FILLED SUNROOM
• PRIVATE POOL

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $389k).
• Recommended offer: $354k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#237 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; 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; 1 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 $3k of loan paydown is wiped out by about $12k 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 107 days — a 9% lower offer ($354k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $353,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.16% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.13%
• DSCR: 1.54
• GRM: 7.2

CMA / ARV

• ARV (median comp): $381,101
• List price: $389,000
• Delta: 2.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1838 Walker Rd	0.20mi	4/2.5 (+1)	3,116 (-1%)	22mo	$405,000	$130	62
4327 Dorothy Jane Dr Dr	0.26mi	4/3.0 (+1)	2,790 (-11%)	5mo	$425,000	$152	58
1321 Lawton Dr	0.38mi	4/4.5 (+1)	2,882 (-8%)	13mo	$600,000	$208	49
2023 Oak Leaf Forest Dr	0.57mi	3/2.5	2,890 (-8%)	19mo	$497,000	$172	39

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-19,894
• Equity at exit: $58,001

10-year hold

• IRR: 4.8%
• Equity multiple: 1.36×
• Total profit: $38,743
• Equity at exit: $33,634

Cash invested: $108,920 (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: 7.2×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$252 /mo · $3,024/yr
• Insurance: −$162
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $674

Break-even live

Break-even rent $3,646

Max offer price $389,000

Occupancy floor 80%

Sensitivity live

Price	-10% $895	-5% $785	+0% $674	+5% $564	+10% $454
Rent	-10% $319	-5% $497	+0% $674	+5% $852	+10% $1,030
Rate	-1.0pp $870	-0.5pp $773	base $674	+0.5pp $574	+1.0pp $471

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2385 Leonard Rd Sulphur, LA	4.0	2.0	2723	$4,500	$1.65	45d	1	0.94mi

Listing history 20 events

1. 2026-06-21
   days on market $389,000 Active 107 DOM
2. 2026-06-19
   days on market $389,000 Active 105 DOM
3. 2026-06-18
   days on market $389,000 Active 104 DOM
4. 2026-06-17
   days on market $389,000 Active 103 DOM
5. 2026-06-16
   days on market $389,000 Active 102 DOM
6. 2026-06-15
   days on market $389,000 Active 101 DOM
7. 2026-06-14
   days on market $389,000 Active 99 DOM
8. 2026-06-13
   days on market $389,000 Active 98 DOM
9. 2026-06-10
   days on market $389,000 Active 96 DOM
10. 2026-06-09
    days on market $389,000 Active 95 DOM
11. 2026-06-08
    days on market $389,000 Active 94 DOM
12. 2026-06-07
    days on market $389,000 Active 93 DOM
13. 2026-06-05
    days on market $389,000 Active 90 DOM
14. 2026-06-02
    days on market $389,000 Active 88 DOM
15. 2026-06-01
    days on market $389,000 Active 87 DOM
16. 2026-05-31
    days on market $389,000 Active 86 DOM
17. 2026-05-30
    days on market $389,000 Active 85 DOM
18. 2026-05-18
    price $389,000 640-char remark

    Show marketing remark (640 chars)

    This stunning 3-bedroom, 3.5-bath home offers both comfort and functionality with a layout designed for everyday living and entertaining. The living room features beautiful cathedral ceilings that create a bright, open atmosphere. Each bedroom includes its own private bathroom, providing ideal privacy for family or guests. A light-filled sunroom overlooks the backyard and pool, making it the perfect spot to relax year-round. The home also features easily accessible attic space with a climate-controlled cedar closet for added convenience and storage. Outside, enjoy the private pool, perfect for cooling off during warm Louisiana days.

19. 2026-04-02
    price $399,000 640-char remark

    Show marketing remark (640 chars)

    This stunning 3-bedroom, 3.5-bath home offers both comfort and functionality with a layout designed for everyday living and entertaining. The living room features beautiful cathedral ceilings that create a bright, open atmosphere. Each bedroom includes its own private bathroom, providing ideal privacy for family or guests. A light-filled sunroom overlooks the backyard and pool, making it the perfect spot to relax year-round. The home also features easily accessible attic space with a climate-controlled cedar closet for added convenience and storage. Outside, enjoy the private pool, perfect for cooling off during warm Louisiana days.

20. 2026-03-06
    listed $429,000 Active 640-char remark

    Show marketing remark (640 chars)

    This stunning 3-bedroom, 3.5-bath home offers both comfort and functionality with a layout designed for everyday living and entertaining. The living room features beautiful cathedral ceilings that create a bright, open atmosphere. Each bedroom includes its own private bathroom, providing ideal privacy for family or guests. A light-filled sunroom overlooks the backyard and pool, making it the perfect spot to relax year-round. The home also features easily accessible attic space with a climate-controlled cedar closet for added convenience and storage. Outside, enjoy the private pool, perfect for cooling off during warm Louisiana days.

ⓘ 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: $3,024 · $252/mo
• Projected year-2 tax: $3,024 · $252/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 · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $54,000
• − Mortgage interest: −$21,790
• − Property taxes: −$3,024
• − Insurance: −$7,064
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$11,316
• Taxable income: $2,166
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $7,573/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 — Carlyss

• Score: 61/100
• State rank: #237
• US rank: #18031

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-9.3% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $389,000 SWLAR
• 2026-04-02 Price Changed $399,000 SWLAR
• 2026-03-06 Listed $429,000 SWLAR

Property tax history

+0.2%/yr

Latest (2025): $3,024 · +1.2% YoY. Source: county tax records.