265 Summit · Sulphur, LA 70665

$258,000

3 bd · 2.0 ba · 1,642 sqft · SingleFamily · 51 Days on market

Built 2023 6,534 sqft lot $157/sqft · 8% above area Est $240k · 8% over

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.6/10.0
• ARV discount +4.1/15.0
• Livability +3.6/5.0
• 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

Awesome Builder Rate Incentives + FREE Refrigerator! (Restrictions apply) MOVE-IN READY - Brand NEW Construction built by DSLD HOMES! The FRAZIER IV A offers a 3 bedroom 2 full bathroom open designed floor plan. This home includes upgraded cabinets, granite & undermount kitchen sink. Special Features: kitchen island, wood flooring in living room, garden tub, separate shower & large walk-in closet in master suite, ceramic tile flooring in all wet areas, Tuscan bronze bathroom fixtures, post tension slab, tankless gas water heater, low E tilt-in windows & the list goes on!

Key facts

• 6,534 sq ft lot
• Built 2023
• Listed 50 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Brick construction; Composition roof; Slab foundation; Built in 2026
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Attic fan; Ceiling fan(s)
• Interior features: 7 total rooms; Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $258k).
• Recommended offer: $250k (3.0% 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 $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 $72k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $250,260 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.16% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (median comp): $239,884
• List price: $258,000
• Delta: 7.55%
• 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
277 Paisley Pkwy	0.19mi	3/2.0	1,616 (-2%)	2mo	$214,000	$132	87
305 Paisley Pkwy	0.20mi	3/2.0	1,618 (-2%)	4mo	$217,000	$134	85
109 Briar Ct	0.31mi	3/2.0	1,642 (0%)	7mo	$212,500	$129	80
248 Long Hill Dr Dr	0.19mi	3/2.0	1,698 (+3%)	7mo	$205,000	$121	79
224 Pipers Ln	0.22mi	3/2.0	1,641 (-0%)	12mo	$233,900	$143	79
148 Orchard Ln	0.06mi	3/2.0	1,514 (-8%)	7mo	$207,000	$137	79
216 Pipers Ln	0.21mi	3/2.0	1,738 (+6%)	3mo	$240,000	$138	78
308 Paisley Pkwy	0.18mi	3/2.0	1,755 (+7%)	3mo	$233,000	$133	78
235 Aston Ln	0.15mi	3/2.0	1,563 (-5%)	10mo	$214,000	$137	77
329 Paisley Pkwy	0.23mi	3/2.0	1,826 (+11%)	2mo	$221,000	$121	69
213 Pipers Ln	0.19mi	4/2.0 (+1)	1,817 (+11%)	4mo	$248,000	$136	65
337 Madison Xing	0.21mi	3/2.0	1,452 (-12%)	8mo	$208,000	$143	65

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $3,047
• Equity at exit: $38,469

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $60,343
• Equity at exit: $22,307

Cash invested: $72,240 (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: $3,005 medium
• Mortgage (P&I): −$1,353
• Tax from tax record: −$209 /mo · $2,510/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $705

Break-even live

Break-even rent $2,114

Max offer price $258,000

Occupancy floor 72%

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: $64,500
• Closing costs: $7,740
• 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	0.10mi
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	43d	1	0.24mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	43d	1	1.17mi

Listing history 19 events

1. 2026-06-19
   days on market $258,000 Active 51 DOM
2. 2026-06-18
   days on market $258,000 Active 50 DOM
3. 2026-06-17
   days on market $258,000 Active 49 DOM
4. 2026-06-16
   days on market $258,000 Active 48 DOM
5. 2026-06-15
   days on market $258,000 Active 47 DOM
6. 2026-06-14
   days on market $258,000 Active 45 DOM
7. 2026-06-13
   days on market $258,000 Active 44 DOM
8. 2026-06-10
   days on market $258,000 Active 42 DOM
9. 2026-06-09
   days on market $258,000 Active 41 DOM
10. 2026-06-08
    days on market $258,000 Active 40 DOM
11. 2026-06-07
    days on market $258,000 Active 39 DOM
12. 2026-06-05
    days on market $258,000 Active 36 DOM
13. 2026-06-02
    days on market $258,000 Active 34 DOM
14. 2026-06-01
    days on market $258,000 Active 33 DOM
15. 2026-05-31
    days on market $258,000 Active 32 DOM
16. 2026-05-30
    days on market $258,000 Active 31 DOM
17. 2026-04-29
    listed $258,000 Active 720-char remark
18. 2023-12-20
    soldstatus 595-char remark

    Show marketing remark (595 chars)

    Awesome Builder Rate Incentives + FREE Refrigerator! (Restrictions apply) MOVE-IN READY - Brand NEW Construction built by DSLD HOMES! The FRAZIER IV A offers a 3 bedroom 2 full bathroom open designed floor plan. This home includes upgraded cabinets, granite & undermount kitchen sink. Special Features: kitchen island, wood flooring in living room, garden tub, separate shower & large walk-in closet in master suite, ceramic tile flooring in all wet areas, Tuscan bronze bathroom fixtures, post tension slab, tankless gas water heater, low E tilt-in windows & the list goes on!

19. 2022-07-14
    listed $247,320 595-char remark

    Show marketing remark (595 chars)

    Awesome Builder Rate Incentives + FREE Refrigerator! (Restrictions apply) MOVE-IN READY - Brand NEW Construction built by DSLD HOMES! The FRAZIER IV A offers a 3 bedroom 2 full bathroom open designed floor plan. This home includes upgraded cabinets, granite & undermount kitchen sink. Special Features: kitchen island, wood flooring in living room, garden tub, separate shower & large walk-in closet in master suite, ceramic tile flooring in all wet areas, Tuscan bronze bathroom fixtures, post tension slab, tankless gas water heater, low E tilt-in windows & the list goes on!

ⓘ 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: $2,510 · $209/mo
• Projected year-2 tax: $2,510 · $209/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: $36,065
• − Mortgage interest: −$14,452
• − Property taxes: −$2,510
• − Insurance: −$1,290
• − Repairs & maintenance: −$2,885
• − Management: −$2,885
• − Depreciation: −$7,505
• Taxable income: $4,537
• Est. tax owed @ 24.0%: −$1,089
• After-tax cash flow: $7,367/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

+4.3% since first listed

3 events — show timeline

• 2026-04-29 Listed $258,000 GFPAR
• 2023-12-20 Sold (MLS) — SWLAR
• 2022-07-14 Listed $247,320 SWLAR

Property tax history

-33.7%/yr

Latest (2025): $2,510 · +0.8% YoY. Source: county tax records.