913 W Burton St · Sulphur, LA 70663

$89,000

2 bd · 1.0 ba · 1,271 sqft · SingleFamily · 123 Days on market

Built 1942 Good condition 0.29 ac lot $70/sqft · 26% below area Est $120k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Rent growth +4.4/5.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 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.

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 $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Cypress Cove Elementary School (math 42% / reading 60%, grade C-, #120 of 646 statewide, top 19%, 512 students, 61% FRL); Leblanc Middle School (math 23% / reading 45%, grade F, #95 of 218 statewide, top 45%, 399 students, 62% FRL); Sulphur High School (math 36% / reading 53%, grade F, #58 of 265 statewide, top 23%, 2,043 students, 47% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 338 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $615 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $36k (29%) 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 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: 1.37% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.08%
• DSCR: 1.94
• GRM: 6.1

CMA / ARV

• ARV (median comp): $119,713
• List price: $89,000
• Delta: -25.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 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%)	3mo	$73,000	$56	81
615 W Burton St St	0.25mi	3/1.0 (+1)	1,315 (+4%)	6mo	$109,999	$84	72
711 Roberta Dr	0.30mi	3/1.5 (+1)	1,333 (+5%)	11mo	$140,000	$105	62
508 S Crocker St S	0.64mi	3/2.0 (+1)	1,297 (+2%)	1mo	$157,000	$121	57
832 Brady St	0.25mi	3/2.0 (+1)	1,224 (-4%)	20mo	$118,900	$97	56
803 Brady St	0.23mi	3/2.0 (+1)	1,376 (+8%)	13mo	$129,900	$94	56
560 N Crocker St N	0.39mi	3/1.0 (+1)	1,080 (-15%)	7mo	$92,500	$86	46
207 N Johnson St N	0.54mi	3/1.5 (+1)	1,206 (-5%)	17mo	$120,000	$100	45
760 W Phillips St W	0.55mi	3/2.0 (+1)	1,366 (+8%)	11mo	$157,000	$115	44
601 Mackey St	0.63mi	3/2.0 (+1)	1,329 (+5%)	20mo	$127,500	$96	37
106 W Carlton St W	0.61mi	3/2.0 (+1)	1,446 (+14%)	13mo	$165,000	$114	29
600 S Stanford St S	0.72mi	3/2.0 (+1)	1,400 (+10%)	17mo	$72,000	$51	27

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: 18.2%
• Equity multiple: 1.78×
• Total profit: $19,391
• Equity at exit: $13,270

10-year hold

• IRR: 29.5%
• Equity multiple: 4.19×
• Total profit: $79,613
• Equity at exit: $7,695

Cash invested: $24,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 8 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $126,950 ($105/sqft)
• Median days on market: 139 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -10.7% 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: 6.1×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $438

Break-even live

Break-even rent $665

Max offer price $89,000

Occupancy floor 59%

Sensitivity live

Price	-10% $488	-5% $463	+0% $438	+5% $413	+10% $387
Rent	-10% $341	-5% $390	+0% $438	+5% $486	+10% $534
Rate	-1.0pp $483	-0.5pp $460	base $438	+0.5pp $415	+1.0pp $391

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: $22,250
• Closing costs: $2,670
• Club membership (one-time): —
• 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	62d	1	0.25mi
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	62d	1	0.71mi
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	93d	1	1.43mi

Listing history 50 events

1. 2026-08-08
   days on market $89,000 Active 123 DOM
2. 2026-08-07
   days on market $89,000 Active 122 DOM
3. 2026-08-06
   days on market $89,000 Active 121 DOM
4. 2026-08-05
   days on market $89,000 Active 120 DOM
5. 2026-08-04
   statuslisting id $89,000 Active 119 DOM
6. 2026-07-31
   statusdays on marketlisting id $89,000 Pending 119 DOM
7. 2026-07-30
   price $89,000 Active 118 DOM
8. 2026-07-29
   statusdays on marketlisting id $94,000 Active 118 DOM
9. 2026-07-22
   statuslisting id $94,000 Pending 116 DOM
10. 2026-07-21
    days on market $94,000 Active 116 DOM
11. 2026-07-18
    days on market $94,000 Active 113 DOM
12. 2026-07-16
    days on market $94,000 Active 111 DOM
13. 2026-07-16
    days on market $94,000 Active 110 DOM
14. 2026-07-14
    days on market $94,000 Active 109 DOM
15. 2026-07-13
    days on market $94,000 Active 108 DOM
16. 2026-07-12
    days on market $94,000 Active 107 DOM
17. 2026-07-11
    days on market $94,000 Active 106 DOM
18. 2026-07-10
    days on market $94,000 Active 105 DOM
19. 2026-07-09
    days on market $94,000 Active 104 DOM
20. 2026-07-08
    days on market $94,000 Active 103 DOM
21. 2026-07-07
    days on market $94,000 Active 102 DOM
22. 2026-07-06
    days on market $94,000 Active 101 DOM
23. 2026-07-05
    days on market $94,000 Active 100 DOM
24. 2026-07-04
    days on market $94,000 Active 99 DOM
25. 2026-07-03
    days on market $94,000 Active 98 DOM
26. 2026-07-03
    days on market $94,000 Active 97 DOM
27. 2026-07-01
    days on market $94,000 Active 96 DOM
28. 2026-06-30
    days on market $94,000 Active 95 DOM
29. 2026-06-29
    days on market $94,000 Active 94 DOM
30. 2026-06-28
    days on market $94,000 Active 93 DOM
31. 2026-06-28
    days on market $94,000 Active 92 DOM
32. 2026-06-27
    days on market $94,000 Active 91 DOM
33. 2026-06-25
    pricedays on market $94,000 Active 89 DOM
34. 2026-06-23
    days on market $104,900 Active 87 DOM
35. 2026-06-21
    days on market $104,900 Active 86 DOM
36. 2026-06-19
    days on market $104,900 Active 84 DOM
37. 2026-06-18
    days on market $104,900 Active 83 DOM
38. 2026-06-17
    days on market $104,900 Active 82 DOM
39. 2026-06-16
    days on market $104,900 Active 81 DOM
40. 2026-06-15
    days on market $104,900 Active 80 DOM
41. 2026-06-14
    days on market $104,900 Active 78 DOM
42. 2026-06-13
    days on market $104,900 Active 77 DOM
43. 2026-06-10
    days on market $104,900 Active 75 DOM
44. 2026-06-09
    days on market $104,900 Active 74 DOM
45. 2026-06-08
    days on market $104,900 Active 73 DOM
46. 2026-06-07
    days on market $104,900 Active 72 DOM
47. 2026-06-05
    days on market $104,900 Active 69 DOM
48. 2026-06-02
    days on market $104,900 Active 67 DOM
49. 2026-06-01
    days on market $104,900 Active 66 DOM
50. 2026-05-31
    days on market $104,900 Active 65 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: $260 · $22/mo
• Projected year-2 tax: $490 · $41/mo
• Expected delta: +$229/yr (+$19/mo · 88.2%)

ⓘ 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: −$4,985
• − Property taxes: −$260
• − Insurance: −$445
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$2,589
• Taxable income: $4,010
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $4,290/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $6,355–$19,065 screening

This two-bedroom home has been recently refreshed with new paint and updated fixtures, making it move-in ready with good curb appeal.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and trimming bushes — Improved landscaping increases curb appeal and property value ↑
• Both Reorganizing interior spaces — Creating a more functional layout can increase both resale and rental 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 43/100

Zoned Schools

Elementary Cypress Cove Elementary School C- LA #120/646 Nat'l #12,255/41,679 Middle Leblanc Middle School F LA #95/218 Nat'l #7,813/14,009 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

+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.