481 Garren Ln · Carlyss, LA 70665

$243,295

3 bd · 2.0 ba · 1,735 sqft · SingleFamily · 123 Days on market

Built 2026 Excellent condition 7,502 sqft lot $140/sqft · 15% below area Est $287k · 15% 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 +20.4/30.0
• ARV discount +14.4/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Condition / age +4.8/5.0
• 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 NORRIS IV G has an open designed floor plan with 3 bedrooms & 2 full bathrooms. This NEW home includes an upgraded quartz counters, undermount cabinet lighting & more. Special plan features include kitchen island, undermount kitchen sink & walk-in pantry, 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

• New construction
• Kitchen island
• Walk-in pantry

Tags

• NEW CONSTRUCTION
• UPGRADED QUARTZ COUNTERS
• UNDERMOUNT CABINET LIGHTING
• KITCHEN ISLAND
• UNDERMOUNT KITCHEN SINK
• WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $243k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $243k).
• Recommended offer: $214k (12.0% 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 123 days — a 12% lower offer ($214k) 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 $214,099 (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. 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 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?
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. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $287,388
• List price: $243,295
• Delta: -15.34%
• Verdict: UNDERPRICED
• Comps: 17 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	0.03mi	3/2.0	1,686 (-3%)	23mo	$232,900	$138	75
222 Tara St	0.32mi	4/2.0 (+1)	1,800 (+4%)	20mo	$155,000	$86	58
5231 Winnie Dr	0.54mi	4/3.0 (+1)	1,841 (+6%)	9mo	$275,000	$149	48
5142 La-27	0.46mi	3/1.0	1,503 (-13%)	24mo	$140,000	$93	32

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-19,261
• Equity at exit: $36,276

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $9,296
• Equity at exit: $21,036

Cash invested: $68,123 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,528 medium
• Mortgage (P&I): −$1,276
• Tax est. 1.5%: −$304 /mo · $3,649/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $316

Break-even live

Break-even rent $2,128

Max offer price $243,295

Occupancy floor 82%

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: $60,824
• Closing costs: $7,299
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $243,295 Active 123 DOM
2. 2026-06-18
   days on market $243,295 Active 122 DOM
3. 2026-06-17
   days on market $243,295 Active 121 DOM
4. 2026-06-16
   days on market $243,295 Active 120 DOM
5. 2026-06-15
   days on market $243,295 Active 119 DOM
6. 2026-06-14
   days on market $243,295 Active 117 DOM
7. 2026-06-13
   days on market $243,295 Active 116 DOM
8. 2026-06-10
   days on market $243,295 Active 114 DOM
9. 2026-06-09
   days on market $243,295 Active 113 DOM
10. 2026-06-08
    days on market $243,295 Active 112 DOM
11. 2026-06-07
    days on market $243,295 Active 111 DOM
12. 2026-06-05
    days on market $243,295 Active 108 DOM
13. 2026-06-02
    days on market $243,295 Active 106 DOM
14. 2026-06-01
    days on market $243,295 Active 105 DOM
15. 2026-05-31
    days on market $243,295 Active 104 DOM
16. 2026-05-30
    pricedays on market $243,295 Active 103 DOM
17. 2026-05-14
    price $242,295 811-char remark

    Show marketing remark (1144 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 NORRIS IV G has an open designed floor plan with 3 bedrooms & 2 full bathrooms. This NEW home includes an upgraded quartz counters, undermount cabinet lighting & more. Special plan features include kitchen island, undermount kitchen sink & walk-in pantry, 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 $242,295 1144-char remark

    Show marketing remark (1144 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 NORRIS IV G has an open designed floor plan with 3 bedrooms & 2 full bathrooms. This NEW home includes an upgraded quartz counters, undermount cabinet lighting & more. Special plan features include kitchen island, undermount kitchen sink & walk-in pantry, 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. 2026-02-17
    listed $236,295 Active 811-char remark

    Show marketing remark (811 chars)

    * 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 NORRIS IV G has an open designed floor plan with 3 bedrooms & 2 full bathrooms. This NEW home includes an upgraded quartz counters, undermount cabinet lighting & more. Special plan features include kitchen island, undermount kitchen sink & walk-in pantry, 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!

20. 2026-02-16
    listed $236,295 Active 1144-char remark

    Show marketing remark (1144 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 NORRIS IV G has an open designed floor plan with 3 bedrooms & 2 full bathrooms. This NEW home includes an upgraded quartz counters, undermount cabinet lighting & more. Special plan features include kitchen island, undermount kitchen sink & walk-in pantry, 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: $30,339
• − Mortgage interest: −$13,628
• − Property taxes: −$3,649
• − Insurance: −$1,216
• − Repairs & maintenance: −$2,427
• − Management: −$2,427
• − Depreciation: −$7,078
• Taxable loss: −$87
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $3,813/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with new construction features and a well-maintained exterior. Minor updates to the interior and smart home integration can further enhance its value.

Value-add opportunities

• Resale Paint interior walls — Neutral paint can be refreshed to enhance curb appeal
• Both Install smart home devices — Enhances home's appeal and can increase rental value
• Both Add smart thermostat — Improves energy efficiency and comfort
• Both Install smart locks — Enhances security and convenience

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Neutral paint can be refreshed to enhance curb appeal ↑
• Both Install smart home devices — Enhances home's appeal and can increase rental value ↑
• Both Add smart thermostat — Improves energy efficiency and comfort ↑
• Both Install smart locks — Enhances security and convenience ↑

ⓘ 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

+2.5% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $242,295 Zillow
• 2026-05-14 Price Changed $242,295 SWLAR
• 2026-02-17 Listed $236,295 Zillow
• 2026-02-16 Listed $236,295 SWLAR