913 W Burton St · Sulphur, LA 70663

$104,900

2 bd · 1.0 ba · 1,271 sqft · SingleFamily · 84 Days on market

Built 1942 0.29 ac lot $83/sqft · 14% below area Est $122k · 14% under

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Why this score? — see what drove the B 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 +28.7/30.0
• ARV discount +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cottage-style home features traditional architectural elements and comfortable living areas. The property offers cozy spaces with classic design details that create a warm, inviting atmosphere. This two-bedroom, one-bathroom home has been recently refreshed with new paint and updated fixtures throughout. Luxury Vinyl Plank surfaces add durability and style to the interior spaces. A covered back porch extends the living area outdoors, creating an ideal spot for morning coffee or evening relaxation. The property's location near Frasch Park provides convenient access to recreational activities and natural surroundings. Some of the photos within this listing contain virtual staging to show the buying audience the ''possibilities'' and a' 'perspective'' for this property

Key facts

• Covered back porch
• 0.29 acre lot
• Built 1942

Tags

• COVERED BACK PORCH
• LUXURY VINYL PLANK SURFACES
• LOCATION NEAR FRASCH PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% 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: Rents rising fast (+7.7%/yr); 291 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $725 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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: 1.16% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 7.2

CMA / ARV

• ARV (median comp): $121,600
• List price: $104,900
• Delta: -13.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
728 W Lyons St W	0.15mi	3/1.0 (+1)	1,305 (+3%)	2mo	$73,000	$56	82
615 W Burton St St	0.25mi	3/1.0 (+1)	1,315 (+4%)	4mo	$109,999	$84	74
711 Roberta Dr	0.30mi	3/1.5 (+1)	1,333 (+5%)	9mo	$140,000	$105	63
832 Brady St	0.25mi	3/2.0 (+1)	1,224 (-4%)	19mo	$118,900	$97	57
803 Brady St	0.23mi	3/2.0 (+1)	1,376 (+8%)	11mo	$129,900	$94	57
560 N Crocker St N	0.39mi	3/1.0 (+1)	1,080 (-15%)	6mo	$92,500	$86	47
207 N Johnson St N	0.54mi	3/1.5 (+1)	1,206 (-5%)	15mo	$120,000	$100	46
760 W Phillips St W	0.55mi	3/2.0 (+1)	1,366 (+8%)	9mo	$157,000	$115	45
601 Mackey St	0.63mi	3/2.0 (+1)	1,329 (+5%)	19mo	$127,500	$96	38
106 W Carlton St W	0.61mi	3/2.0 (+1)	1,446 (+14%)	11mo	$165,000	$114	30
600 S Stanford St S	0.72mi	3/2.0 (+1)	1,400 (+10%)	15mo	$72,000	$51	28

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: 9.1%
• Equity multiple: 1.38×
• Total profit: $11,070
• Equity at exit: $15,641

10-year hold

• IRR: 21.6%
• Equity multiple: 3.21×
• Total profit: $64,936
• Equity at exit: $9,070

Cash invested: $29,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $348

Break-even live

Break-even rent $779

Max offer price $104,900

Occupancy floor 66%

Sensitivity live

Price	-10% $407	-5% $377	+0% $348	+5% $318	+10% $288
Rent	-10% $251	-5% $300	+0% $348	+5% $396	+10% $444
Rate	-1.0pp $401	-0.5pp $374	base $348	+0.5pp $321	+1.0pp $293

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 N Claiborne St Unit 1 Sulphur, LA	3.0	2.0	1200	$925	$0.77	14d	1	0.25mi
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	14d	1	0.71mi
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	44d	1	1.43mi

Listing history 26 events

1. 2026-06-19
   days on market $104,900 Active 84 DOM
2. 2026-06-18
   days on market $104,900 Active 83 DOM
3. 2026-06-17
   days on market $104,900 Active 82 DOM
4. 2026-06-16
   days on market $104,900 Active 81 DOM
5. 2026-06-15
   days on market $104,900 Active 80 DOM
6. 2026-06-14
   days on market $104,900 Active 78 DOM
7. 2026-06-13
   days on market $104,900 Active 77 DOM
8. 2026-06-10
   days on market $104,900 Active 75 DOM
9. 2026-06-09
   days on market $104,900 Active 74 DOM
10. 2026-06-08
    days on market $104,900 Active 73 DOM
11. 2026-06-07
    days on market $104,900 Active 72 DOM
12. 2026-06-05
    days on market $104,900 Active 69 DOM
13. 2026-06-02
    days on market $104,900 Active 67 DOM
14. 2026-06-01
    days on market $104,900 Active 66 DOM
15. 2026-05-31
    days on market $104,900 Active 65 DOM
16. 2026-05-30
    days on market $104,900 Active 64 DOM
17. 2026-04-27
    price $114,900 781-char remark

    Show marketing remark (781 chars)

    This cottage-style home features traditional architectural elements and comfortable living areas. The property offers cozy spaces with classic design details that create a warm, inviting atmosphere. This two-bedroom, one-bathroom home has been recently refreshed with new paint and updated fixtures throughout. Luxury Vinyl Plank surfaces add durability and style to the interior spaces. A covered back porch extends the living area outdoors, creating an ideal spot for morning coffee or evening relaxation. The property's location near Frasch Park provides convenient access to recreational activities and natural surroundings. Some of the photos within this listing contain virtual staging to show the buying audience the ''possibilities'' and a' 'perspective'' for this property

18. 2026-04-24
    price $114,900 1668-char remark

    Show marketing remark (1668 chars)

    This cottage-style home features traditional architectural elements and comfortable living areas. The property offers cozy spaces with classic design details that create a warm, inviting atmosphere. This two-bedroom, one-bathroom home has been recently refreshed with new paint and updated fixtures throughout. Luxury Vinyl Plank surfaces add durability and style to the interior spaces. A covered back porch extends the living area outdoors, creating an ideal spot for morning coffee or evening relaxation. The property's location near Frasch Park provides convenient access to recreational activities and natural surroundings. This proximity allows residents to enjoy outdoor pursuits and community events without traveling far from home. Recent improvements give the home a polished, move-in ready condition while preserving its inherent charm. The combination of thoughtful updates and desirable location creates an appealing opportunity for buyers seeking both comfort and convenience. The covered porch adds functional outdoor space, while the nearby park enhances the overall living experience. Schedule your private showing today to experience this charming cottage's cozy atmosphere, thoughtful details, and inviting spaces that create the perfect home for comfortable living. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Some of the photos within this listing contain virtual staging to show the buying audience the ''possibilities'' and a' 'perspective'' for this property

19. 2026-03-27
    listed $125,000 Active 781-char remark

    Show marketing remark (1668 chars)

    This cottage-style home features traditional architectural elements and comfortable living areas. The property offers cozy spaces with classic design details that create a warm, inviting atmosphere. This two-bedroom, one-bathroom home has been recently refreshed with new paint and updated fixtures throughout. Luxury Vinyl Plank surfaces add durability and style to the interior spaces. A covered back porch extends the living area outdoors, creating an ideal spot for morning coffee or evening relaxation. The property's location near Frasch Park provides convenient access to recreational activities and natural surroundings. This proximity allows residents to enjoy outdoor pursuits and community events without traveling far from home. Recent improvements give the home a polished, move-in ready condition while preserving its inherent charm. The combination of thoughtful updates and desirable location creates an appealing opportunity for buyers seeking both comfort and convenience. The covered porch adds functional outdoor space, while the nearby park enhances the overall living experience. Schedule your private showing today to experience this charming cottage's cozy atmosphere, thoughtful details, and inviting spaces that create the perfect home for comfortable living. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Some of the photos within this listing contain virtual staging to show the buying audience the ''possibilities'' and a' 'perspective'' for this property

20. 2026-03-27
    listed $125,000 Active 1668-char remark

    Show marketing remark (1668 chars)

    This cottage-style home features traditional architectural elements and comfortable living areas. The property offers cozy spaces with classic design details that create a warm, inviting atmosphere. This two-bedroom, one-bathroom home has been recently refreshed with new paint and updated fixtures throughout. Luxury Vinyl Plank surfaces add durability and style to the interior spaces. A covered back porch extends the living area outdoors, creating an ideal spot for morning coffee or evening relaxation. The property's location near Frasch Park provides convenient access to recreational activities and natural surroundings. This proximity allows residents to enjoy outdoor pursuits and community events without traveling far from home. Recent improvements give the home a polished, move-in ready condition while preserving its inherent charm. The combination of thoughtful updates and desirable location creates an appealing opportunity for buyers seeking both comfort and convenience. The covered porch adds functional outdoor space, while the nearby park enhances the overall living experience. Schedule your private showing today to experience this charming cottage's cozy atmosphere, thoughtful details, and inviting spaces that create the perfect home for comfortable living. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Some of the photos within this listing contain virtual staging to show the buying audience the ''possibilities'' and a' 'perspective'' for this property

21. 2025-07-30
    soldstatus $102,846
22. 2022-01-21
    soldstatus
23. 2022-01-21
    soldstatus $110,500
24. 2021-10-29
    listed $113,500
25. 2012-08-10
    soldstatus $64,700
26. 2010-09-01
    soldstatus $70,000

ⓘ 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: $260 · $22/mo
• Projected year-2 tax: $577 · $48/mo
• Expected delta: +$317/yr (+$26/mo · 121.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $14,631
• − Mortgage interest: −$5,876
• − Property taxes: −$260
• − Insurance: −$524
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,052
• Taxable income: $2,578
• Est. tax owed @ 24.0%: −$619
• After-tax cash flow: $3,554/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

+64.1% since first listed

10 events — show timeline

• 2026-04-27 Price Changed $114,900 GFPAR
• 2026-04-24 Price Changed $114,900 SWLAR
• 2026-03-27 Listed $125,000 SWLAR
• 2026-03-27 Listed $125,000 GFPAR
• 2025-07-30 Sold (Public Records) $102,846 Public Records
• 2022-01-21 Sold (Public Records) $110,500 Public Records
• 2022-01-21 Sold (MLS) — SWLAR
• 2021-10-29 Listed $113,500 SWLAR
• 2012-08-10 Sold (Public Records) $64,700 Public Records
• 2010-09-01 Sold (Public Records) $70,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $260 · +0.8% YoY. Source: county tax records.