1214 Georgia St · Sulphur, LA 70663

$159,500

3 bd · 2.0 ba · 1,371 sqft · SingleFamily · 117 Days on market

Built 1960 8,712 sqft lot Est $148k · 8% over ↓ 3% since listing

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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 +24.6/30.0
• DSCR +8.0/10.0
• 1% rule +5.2/10.0
• Rent growth +4.4/5.0
• ARV discount +4.0/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Back on the Market due to no fault of my own!! * * * Charming updated ranch-style home in the heart of Sulphur, featuring a modernized kitchen and fresh paint throughout. The owners expanded the home by adding a spacious master suite at the back, making it larger than most in the neighborhood. Originally a 3/2, the two front bedrooms were combined into one, but could easily be converted back into a 4/2 if desired. Don’t miss the chance to see this home while it’s still available—it's close to everything Sulphur has to offer.

Key facts

• Modernized kitchen
• Expanded home
• 8,712 sq ft lot

Tags

• MODERNIZED KITCHEN
• SPACIOUS MASTER SUITE
• EXPANDED HOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $145k (9.0% 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+, 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: 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); 294 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 30% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,145 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.02% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $148,068
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Arkansas St	0.16mi	3/2.0	1,354 (-1%)	6mo	$182,900	$135	85
1232 Georgia St	0.10mi	4/1.0 (+1)	1,413 (+3%)	7mo	$129,750	$92	76
1201 Texas St	0.09mi	3/1.0	1,196 (-13%)	2mo	$140,500	$117	69
1409 Lourdes St St	0.55mi	3/1.5	1,382 (+1%)	5mo	$166,000	$120	67
317 Louisiana Ave	0.13mi	3/2.0	1,475 (+8%)	19mo	$159,500	$108	66
209 Michigan Ave	0.21mi	3/1.0	1,300 (-5%)	21mo	$168,000	$129	60
1005 Shasta St	0.47mi	4/1.0 (+1)	1,426 (+4%)	4mo	$122,500	$86	59
215 Michigan Ave	0.19mi	3/2.0	1,245 (-9%)	22mo	$140,000	$112	57
1401 Maria Dr	0.72mi	3/1.5	1,387 (+1%)	7mo	$110,000	$79	57
101 Arkansas St	0.18mi	3/1.0	1,505 (+10%)	22mo	$86,000	$57	53
809 Shasta St	0.46mi	3/1.0	1,300 (-5%)	19mo	$110,000	$85	51
1409 Guadalupe Dr	0.65mi	4/1.5 (+1)	1,331 (-3%)	16mo	$66,000	$50	44

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,173
• Equity at exit: $23,782

10-year hold

• IRR: 15.2%
• Equity multiple: 2.47×
• Total profit: $65,758
• Equity at exit: $13,791

Cash invested: $44,660 (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: 294
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$836
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $331

Break-even live

Break-even rent $1,212

Max offer price $159,500

Occupancy floor 75%

Sensitivity live

Price	-10% $421	-5% $376	+0% $331	+5% $286	+10% $241
Rent	-10% $202	-5% $267	+0% $331	+5% $396	+10% $460
Rate	-1.0pp $412	-0.5pp $372	base $331	+0.5pp $290	+1.0pp $248

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	22d	1	0.25mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	14d	1	0.56mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	45d	1	0.87mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	45d	1	0.87mi
1408 Christie Dr Sulphur, LA	3.0	2.0	1794	$4,250	$2.37	45d	1	0.95mi

Listing history 6 events

1. 2026-06-21
   remarks 542-char remark
2. 2026-06-21
   statusdays on market $159,500 Active 117 DOM
3. 2026-04-05
   status Pending
4. 2026-04-05
   price $159,500
5. 2026-01-28
   price $159,000
6. 2025-12-11
   listed $165,000 Active

ⓘ 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: $655 · $55/mo
• Projected year-2 tax: $877 · $73/mo
• Expected delta: +$223/yr (+$19/mo · 34.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $19,574
• − Mortgage interest: −$8,934
• − Property taxes: −$655
• − Insurance: −$798
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$4,640
• Taxable income: $1,416
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $3,635/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

-3.3% since first listed

4 events — show timeline

• 2026-04-05 Pending — SWLAR
• 2026-04-05 Price Changed $159,500 SWLAR
• 2026-01-28 Price Changed $159,000 SWLAR
• 2025-12-11 Listed $165,000 SWLAR

Property tax history

-0.8%/yr

Latest (2025): $655 · +0.8% YoY. Source: county tax records.