480 Garren Ln · Carlyss, LA 70665

$231,184

3 bd · 2.0 ba · 1,613 sqft · SingleFamily · 60 Days on market

Built 2026 Excellent condition 7,499 sqft lot $143/sqft · 20% below area Est $289k · 20% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Condition / age +5.0/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The FAREHAM V G has an open designed floor plan with 3 bedrooms & 2 full bathrooms. This NEW home includes upgraded granite counters, luxury vinyl plank flooring added in primary bedroom, undermount cabinet lighting & more. Special plan features include undermount sink & island in kitchen, luxury vinyl plank floors in living room, kitchen, dining & all wet areas, walk-in closet, separate shower & garden tub in primary suite, energy efficient appliances (range, dishwasher & microwave hood), low E tilt-in windows, smart connect Wi-Fi thermostat, covered patio, architectural roof with 30-year shingles, post tension slab, seasonal landscaping package & so much more!

Key facts

• Undermount sink
• New construction
• 7,499 sq ft lot

Tags

• NEW CONSTRUCTION
• OPEN DESIGNED FLOOR PLAN
• UPGRADED GRANITE COUNTERS
• LUXURY VINYL PLANK FLOORING
• UNDERMOUNT CABINET LIGHTING
• UNDERMOUNT SINK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $231k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $231k).
• Recommended offer: $224k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#237 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime D-, amenities 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; 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 $7k 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 60 days — a 3% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $224,248 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $289,226
• List price: $231,184
• Delta: -20.07%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
470 Garren Ln	0.00mi	3/2.0	1,686 (+4%)	23mo	$232,900	$138	73
222 Tara St	0.35mi	4/2.0 (+1)	1,800 (+12%)	20mo	$155,000	$86	43
5142 La-27	0.47mi	3/1.0	1,503 (-7%)	24mo	$140,000	$93	43
5231 Winnie Dr	0.51mi	4/3.0 (+1)	1,841 (+14%)	9mo	$275,000	$149	36

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-11,981
• Equity at exit: $34,470

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $22,483
• Equity at exit: $19,989

Cash invested: $64,732 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,528 medium
• Mortgage (P&I): −$1,212
• Tax est. 1.5%: −$289 /mo · $3,468/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $399

Break-even live

Break-even rent $2,022

Max offer price $231,184

Occupancy floor 79%

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: $57,796
• Closing costs: $6,936
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $231,184 Active 60 DOM
2. 2026-06-18
   days on market $231,184 Active 59 DOM
3. 2026-06-17
   days on market $231,184 Active 58 DOM
4. 2026-06-16
   days on market $231,184 Active 57 DOM
5. 2026-06-15
   days on market $231,184 Active 56 DOM
6. 2026-06-14
   days on market $231,184 Active 54 DOM
7. 2026-06-13
   days on market $231,184 Active 53 DOM
8. 2026-06-10
   days on market $231,184 Active 51 DOM
9. 2026-06-09
   days on market $231,184 Active 50 DOM
10. 2026-06-08
    days on market $231,184 Active 49 DOM
11. 2026-06-07
    days on market $231,184 Active 48 DOM
12. 2026-06-05
    days on market $231,184 Active 45 DOM
13. 2026-06-02
    days on market $231,184 Active 43 DOM
14. 2026-06-01
    days on market $231,184 Active 42 DOM
15. 2026-05-31
    days on market $231,184 Active 41 DOM
16. 2026-05-30
    pricedays on market $231,184 Active 40 DOM
17. 2026-05-14
    price $230,184 841-char remark

    Show marketing remark (1175 chars)

    Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction in Maggy’s Ridge, a beautiful new construction community in Sulphur, Louisiana, proudly built by DSLD Homes. The FAREHAM V G has an open designed floor plan with 3 bedrooms & 2 full bathrooms. This NEW home includes upgraded granite counters, luxury vinyl plank flooring added in primary bedroom, undermount cabinet lighting & more. Special plan features include undermount sink & island in kitchen, luxury vinyl plank floors in living room, kitchen, dining & all wet areas, walk-in closet, separate shower & garden tub in primary suite, energy efficient appliances (range, dishwasher & microwave hood), low E tilt-in windows, smart connect Wi-Fi thermostat, covered patio, architectural roof with 30-year shingles, post tension slab, seasonal landscaping package & so much more! Discover Maggy’s Ridge in Sulphur, LA—a community where small-town charm, modern comfort, and quality craftsmanship come together. Conveniently located with easy access to I-10 and US-90, making commuting simple and stress-free!

18. 2026-05-14
    price $230,184 1175-char remark

    Show marketing remark (1175 chars)

    Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction in Maggy’s Ridge, a beautiful new construction community in Sulphur, Louisiana, proudly built by DSLD Homes. The FAREHAM V G has an open designed floor plan with 3 bedrooms & 2 full bathrooms. This NEW home includes upgraded granite counters, luxury vinyl plank flooring added in primary bedroom, undermount cabinet lighting & more. Special plan features include undermount sink & island in kitchen, luxury vinyl plank floors in living room, kitchen, dining & all wet areas, walk-in closet, separate shower & garden tub in primary suite, energy efficient appliances (range, dishwasher & microwave hood), low E tilt-in windows, smart connect Wi-Fi thermostat, covered patio, architectural roof with 30-year shingles, post tension slab, seasonal landscaping package & so much more! Discover Maggy’s Ridge in Sulphur, LA—a community where small-town charm, modern comfort, and quality craftsmanship come together. Conveniently located with easy access to I-10 and US-90, making commuting simple and stress-free!

19. 2026-04-20
    listed $227,184 Active 841-char remark

    Show marketing remark (1175 chars)

    Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction in Maggy’s Ridge, a beautiful new construction community in Sulphur, Louisiana, proudly built by DSLD Homes. The FAREHAM V G has an open designed floor plan with 3 bedrooms & 2 full bathrooms. This NEW home includes upgraded granite counters, luxury vinyl plank flooring added in primary bedroom, undermount cabinet lighting & more. Special plan features include undermount sink & island in kitchen, luxury vinyl plank floors in living room, kitchen, dining & all wet areas, walk-in closet, separate shower & garden tub in primary suite, energy efficient appliances (range, dishwasher & microwave hood), low E tilt-in windows, smart connect Wi-Fi thermostat, covered patio, architectural roof with 30-year shingles, post tension slab, seasonal landscaping package & so much more! Discover Maggy’s Ridge in Sulphur, LA—a community where small-town charm, modern comfort, and quality craftsmanship come together. Conveniently located with easy access to I-10 and US-90, making commuting simple and stress-free!

20. 2026-04-20
    listed $227,184 Active 1175-char remark

    Show marketing remark (1175 chars)

    Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction in Maggy’s Ridge, a beautiful new construction community in Sulphur, Louisiana, proudly built by DSLD Homes. The FAREHAM V G has an open designed floor plan with 3 bedrooms & 2 full bathrooms. This NEW home includes upgraded granite counters, luxury vinyl plank flooring added in primary bedroom, undermount cabinet lighting & more. Special plan features include undermount sink & island in kitchen, luxury vinyl plank floors in living room, kitchen, dining & all wet areas, walk-in closet, separate shower & garden tub in primary suite, energy efficient appliances (range, dishwasher & microwave hood), low E tilt-in windows, smart connect Wi-Fi thermostat, covered patio, architectural roof with 30-year shingles, post tension slab, seasonal landscaping package & so much more! Discover Maggy’s Ridge in Sulphur, LA—a community where small-town charm, modern comfort, and quality craftsmanship come together. Conveniently located with easy access to I-10 and US-90, making commuting simple and stress-free!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,336
• − Mortgage interest: −$12,950
• − Property taxes: −$3,468
• − Insurance: −$1,156
• − Repairs & maintenance: −$2,427
• − Management: −$2,427
• − Depreciation: −$6,725
• Taxable income: $1,183
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $4,510/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 · 2 photos

Excellent 100/100 None rehab

This brand-new construction home in Maggy's Ridge is in excellent condition with no visible repairs or maintenance needed. It offers a great opportunity for investors looking to add value through minor updates.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Add a small front porch — Improves curb appeal and adds value
• Both Install smart home features — Enhances home's marketability and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add a small front porch — Improves curb appeal and adds value ↑
• Both Install smart home features — Enhances home's marketability and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Carlyss

• Score: 61/100
• State rank: #237
• US rank: #18031

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlyss, LA
• 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

+1.3% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $230,184 Zillow
• 2026-05-14 Price Changed $230,184 SWLAR
• 2026-04-20 Listed $227,184 Zillow
• 2026-04-20 Listed $227,184 SWLAR