326 Tamarack St · Sulphur, LA 70663

$215,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 164 Days on market

$154/sqft · 49% above area Est $144k · 49% over

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Why this score? — see what drove the D 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 +17.4/30.0
• DSCR +5.4/10.0
• Rent growth +4.4/5.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled home in great location. New cabinets, paint, flooring, appliances, deck, hot water heater, lighting, roof, and more!

Key facts

• Great location
• New flooring
• New cabinets

Tags

• REMODELED HOME
• GREAT LOCATION
• NEW CABINETS
• NEW FLOORING
• NEW APPLIANCES
• NEW DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (13.8% below list).
• Recommended offer: $185k (13.8% below list) — sets the bar for 1% rule.

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 34% 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 $1k of loan paydown is wiped out by about $6k 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 164 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $215k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $185,391 (13.8% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (median comp): $143,897
• List price: $215,000
• Delta: 49.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Custer St	0.49mi	3/1.0	1,406 (+0%)	2mo	$85,000	$60	71
405 Leland St	0.64mi	3/2.0	1,436 (+3%)	2mo	$160,000	$111	64
1409 Lourdes St St	0.67mi	3/1.5	1,382 (-1%)	4mo	$166,000	$120	61
701 Ginger St	0.38mi	3/1.0	1,300 (-7%)	10mo	$155,000	$119	58
1401 Maria Dr	0.70mi	3/1.5	1,387 (-1%)	7mo	$110,000	$79	58
1807 Drost St	0.74mi	3/2.0	1,338 (-4%)	1mo	$129,900	$97	58
1102 Bernadette Dr	0.59mi	3/2.0	1,479 (+6%)	8mo	$180,000	$122	57
740 Starlin Dr	0.59mi	3/1.0	1,340 (-4%)	7mo	$155,000	$116	55
760 W Phillips St W	0.73mi	3/2.0	1,366 (-2%)	9mo	$157,000	$115	54
506 Hickok St	0.49mi	3/1.0	1,250 (-11%)	5mo	$144,900	$116	51
719 Landry St	0.68mi	3/1.0	1,253 (-10%)	2mo	$104,000	$83	45
515 W Elizabeth St W	0.65mi	3/2.0	1,560 (+11%)	7mo	$152,500	$98	45

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: -6.7%
• Equity multiple: 0.74×
• Total profit: $-15,470
• Equity at exit: $32,057

10-year hold

• IRR: 7.5%
• Equity multiple: 1.67×
• Total profit: $40,566
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $163

Break-even live

Break-even rent $1,648

Max offer price $215,000

Occupancy floor 86%

Sensitivity live

Price	-10% $285	-5% $224	+0% $163	+5% $102	+10% $41
Rent	-10% $16	-5% $90	+0% $163	+5% $236	+10% $309
Rate	-1.0pp $271	-0.5pp $218	base $163	+0.5pp $107	+1.0pp $50

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	44d	1	1.23mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	44d	1	1.25mi
625 N Claiborne St Unit 1 Sulphur, LA	3.0	2.0	1200	$925	$0.77	14d	1	1.34mi
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	21d	1	1.47mi

Listing history 18 events

1. 2026-06-19
   days on market $215,000 Active 164 DOM
2. 2026-06-18
   days on market $215,000 Active 163 DOM
3. 2026-06-17
   days on market $215,000 Active 162 DOM
4. 2026-06-16
   days on market $215,000 Active 161 DOM
5. 2026-06-15
   days on market $215,000 Active 160 DOM
6. 2026-06-14
   days on market $215,000 Active 158 DOM
7. 2026-06-13
   days on market $215,000 Active 157 DOM
8. 2026-06-10
   days on market $215,000 Active 155 DOM
9. 2026-06-09
   days on market $215,000 Active 154 DOM
10. 2026-06-08
    days on market $215,000 Active 153 DOM
11. 2026-06-07
    days on market $215,000 Active 152 DOM
12. 2026-06-05
    days on market $215,000 Active 149 DOM
13. 2026-06-02
    days on market $215,000 Active 147 DOM
14. 2026-06-01
    days on market $215,000 Active 146 DOM
15. 2026-05-31
    days on market $215,000 Active 145 DOM
16. 2026-05-30
    days on market $215,000 Active 144 DOM
17. 2026-01-06
    listed $215,000 Active 137-char remark

    Show marketing remark (137 chars)

    Completely remodeled home in great location. New cabinets, paint, flooring, appliances, deck, hot water heater, lighting, roof, and more!

18. 2021-09-22
    soldstatus $62,500

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,182 · $99/mo
• Expected delta: +$167/yr (+$14/mo · 16.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $22,247
• − Mortgage interest: −$12,043
• − Property taxes: −$1,016
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$6,255
• Taxable loss: −$1,701
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $2,363/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

+244.0% since first listed

2 events — show timeline

• 2026-01-06 Listed $215,000 ForSaleByOwner.com
• 2021-09-22 Sold (Public Records) $62,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,016 · +0.8% YoY. Source: county tax records.