1415 S Stanford St S · Sulphur, LA 70663

$69,900

2 bd · 1.0 ba · 700 sqft · SingleFamily · 178 Days on market

Built 1954 Good condition 5,662 sqft lot $100/sqft · 22% below area Est $90k · 22% under ↓ 5% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +4.6/10.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready 2-bedroom, 1-bath home located in the heart of Sulphur! This well-maintained property features fresh interior paint, new laminate flooring, and updated plumbing fixtures that give the home a clean, modern feel. The roof was replaced in 2020, offering peace of mind, and the brand-new stove makes the kitchen ready for daily living or entertaining. Additional highlights include a functional layout, comfortable living spaces, and a location convenient to schools, shopping, dining, and local amenities. Whether you’re a first-time buyer, downsizing, or looking for a solid investment, this home is a great opportunity. Owner agent.

Key facts

• Functional layout
• Fresh interior paint
• Roof replaced

Tags

• FRESH INTERIOR PAINT
• NEW LAMINATE FLOORING
• UPDATED PLUMBING FIXTURES
• ROOF REPLACED
• BRAND-NEW STOVE
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 8.5% in Sulphur — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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+, health & safety 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.
• Zoned schools: Frasch Elementary School (math 44% / reading 63%, grade C, #100 of 646 statewide, top 16%, 539 students, 48% 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 48% FRL track the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 338 active listings in the ZIP; 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1954 — 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: 1.40% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.23%
• DSCR: 1.99
• GRM: 6.0

CMA / ARV

• ARV (median comp): $90,067
• List price: $69,900
• Delta: -22.39%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1211 Lovejoy St	0.09mi	2/2.0	728 (+4%)	28mo	$50,000	$69	65
825 S Crocker St S	0.28mi	2/1.0	800 (+14%)	1mo	$37,000	$46	62
649 Phillips St	0.47mi	2/1.0	676 (-3%)	33mo	$111,000	$164	52
1006 N Huntington St N	1.40mi	2/1.0	701 (+0%)	34mo	$57,500	$82	45
1437 Daigle Rd	0.90mi	2/1.0	716 (+2%)	20mo	$82,750	$116	44
811 Mcarthur St	0.35mi	2/1.0	857 (+22%)	18mo	$100,000	$117	44
418 N Claiborne St	0.99mi	2/1.0	828 (+18%)	2mo	$35,000	$42	39
804 N Johnson St N	1.21mi	2/1.0	640 (-9%)	21mo	$51,000	$80	33
524 E Carlton St E	1.32mi	2/1.0	862 (+23%)	9mo	$57,000	$66	32
604 Cherry St	0.72mi	2/1.0	778 (+11%)	29mo	$77,000	$99	28
913 Kirby St	1.41mi	2/1.0	796 (+14%)	26mo	$85,000	$107	22
221 Evelyn St	0.92mi	2/1.0	820 (+17%)	34mo	$69,900	$85	20

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: 19.7%
• Equity multiple: 1.84×
• Total profit: $16,526
• Equity at exit: $10,422

10-year hold

• IRR: 30.8%
• Equity multiple: 4.35×
• Total profit: $65,659
• Equity at exit: $6,044

Cash invested: $19,572 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 4 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $104,500 ($148/sqft)
• Median days on market: 105 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -13.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70663

• Rents YoY: 7.7%
• Active inventory: 338
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$15 /mo · $181/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $363

Break-even live

Break-even rent $520

Max offer price $69,900

Occupancy floor 58%

Sensitivity live

Price	-10% $402	-5% $382	+0% $363	+5% $343	+10% $323
Rent	-10% $285	-5% $324	+0% $363	+5% $401	+10% $440
Rate	-1.0pp $398	-0.5pp $380	base $363	+0.5pp $344	+1.0pp $326

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: $17,475
• Closing costs: $2,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $69,900 Active 178 DOM
2. 2026-08-07
   days on market $69,900 Active 177 DOM
3. 2026-08-06
   days on market $69,900 Active 176 DOM
4. 2026-08-05
   days on market $69,900 Active 175 DOM
5. 2026-08-04
   days on market $69,900 Active 174 DOM
6. 2026-08-03
   days on market $69,900 Active 173 DOM
7. 2026-07-31
   days on market $69,900 Active 170 DOM
8. 2026-07-30
   price $69,900 Active 168 DOM
9. 2026-07-29
   days on market $76,900 Active 168 DOM
10. 2026-07-27
    days on market $76,900 Active 166 DOM
11. 2026-07-25
    days on market $76,900 Active 164 DOM
12. 2026-07-23
    days on market $76,900 Active 162 DOM
13. 2026-07-22
    days on market $76,900 Active 161 DOM
14. 2026-07-21
    days on market $76,900 Active 160 DOM
15. 2026-07-18
    days on market $76,900 Active 157 DOM
16. 2026-07-16
    days on market $76,900 Active 155 DOM
17. 2026-07-16
    days on market $76,900 Active 154 DOM
18. 2026-07-14
    days on market $76,900 Active 153 DOM
19. 2026-07-13
    days on market $76,900 Active 152 DOM
20. 2026-07-12
    days on market $76,900 Active 151 DOM
21. 2026-07-11
    days on market $76,900 Active 150 DOM
22. 2026-07-10
    days on market $76,900 Active 149 DOM
23. 2026-07-09
    days on market $76,900 Active 148 DOM
24. 2026-07-08
    days on market $76,900 Active 147 DOM
25. 2026-07-07
    days on market $76,900 Active 146 DOM
26. 2026-07-06
    days on market $76,900 Active 145 DOM
27. 2026-07-05
    days on market $76,900 Active 144 DOM
28. 2026-07-04
    days on market $76,900 Active 143 DOM
29. 2026-07-03
    days on market $76,900 Active 142 DOM
30. 2026-07-03
    pricedays on market $76,900 Active 141 DOM
31. 2026-07-01
    days on market $81,900 Active 140 DOM
32. 2026-06-30
    days on market $81,900 Active 139 DOM
33. 2026-06-29
    days on market $81,900 Active 138 DOM
34. 2026-06-28
    days on market $81,900 Active 137 DOM
35. 2026-06-28
    days on market $81,900 Active 136 DOM
36. 2026-06-27
    days on market $81,900 Active 135 DOM
37. 2026-06-25
    days on market $81,900 Active 133 DOM
38. 2026-06-23
    days on market $81,900 Active 131 DOM
39. 2026-06-21
    pricedays on market $81,900 Active 130 DOM
40. 2026-06-19
    days on market $87,500 Active 128 DOM
41. 2026-06-18
    days on market $87,500 Active 127 DOM
42. 2026-06-17
    days on market $87,500 Active 126 DOM
43. 2026-06-16
    days on market $87,500 Active 125 DOM
44. 2026-06-15
    days on market $87,500 Active 124 DOM
45. 2026-06-14
    days on market $87,500 Active 122 DOM
46. 2026-06-13
    days on market $87,500 Active 121 DOM
47. 2026-06-10
    days on market $87,500 Active 119 DOM
48. 2026-06-09
    days on market $87,500 Active 118 DOM
49. 2026-06-08
    days on market $87,500 Active 117 DOM
50. 2026-06-07
    days on market $87,500 Active 116 DOM

ⓘ 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: $181 · $15/mo
• Projected year-2 tax: $384 · $32/mo
• Expected delta: +$203/yr (+$17/mo · 112.4%)

ⓘ 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) · 68% 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: $11,746
• − Mortgage interest: −$3,915
• − Property taxes: −$181
• − Insurance: −$350
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,033
• Taxable income: $3,387
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $3,537/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 · 8 photos

Good 80/100 Cosmetic rehab Est. rehab $3,500–$10,500 screening

This charming 2-bedroom, 1-bath home is move-in ready with fresh paint, new laminate flooring, and updated fixtures. The roof was replaced in 2020, and the property is located in a convenient area. Landscaping and curb appeal improvements would further enhance its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint improves curb appeal and value ↑
• Both Landscaping and curb appeal — Improves overall aesthetic and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Frasch Elementary School C LA #100/646 Nat'l #10,846/41,679 Middle W. W. Lewis Middle School F LA #62/218 Nat'l #5,872/14,009 High Sulphur High School F LA #58/265 Nat'l #6,890/17,239

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

B Composite livability gradescore 71/100

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 · 212,179 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: 14% of renters

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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%

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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%

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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

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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

-5.4% since first listed

2 events — show timeline

• 2026-04-02 Price Changed $87,500 SWLAR
• 2026-02-11 Listed $92,500 SWLAR

Property tax history

-0.3%/yr

Latest (2025): $181 · +0.8% YoY. Source: county tax records.