610 Peck St · Sulphur, LA 70663

$69,000

3 bd · 2.0 ba · 1,220 sqft · Manufactured · 338 Days on market

Manufactured home Built 2006 Good condition 6,098 sqft lot $57/sqft · 34% below area Est $104k · 34% under ↓ 1% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.6

Listing remarks MLS

Owner Financing available on this move-in ready mobile home located in a peaceful setting in Sulphur. This well-maintained property offers a spacious open floor plan that seamlessly connects the living room with the kitchen and dining area, providing a perfect environment for family gatherings or entertaining friends. The home includes three cozy bedrooms and 2 bathrooms, all designed with modern living in mind. The kitchen features a stained cabinetry with ample cabinet space and modern appliances, making meal preparation a breeze. Vinyl flooring in the living areas adds a touch of warmth and comfort and ensures easy maintenance. Outside, the expansive yard offers ample space for outdoor activities and relaxation under the shade of mature trees. This home represents an ideal opportunity for first-time homebuyers or those looking for a smart investment in a tranquil community. Conveniently located in a flood zone X area, this property does not require flood insurance, adding to its appeal and value. This home would also make a great investment property for savvy investors with great long term rental history.

Key facts

• Stained cabinetry
• Open floor plan
• Vinyl flooring

Tags

• OPEN FLOOR PLAN
• STAINED CABINETRY
• AMPLE CABINET SPACE
• MODERN APPLIANCES
• VINYL FLOORING
• EXPANSIVE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 7.8% 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: Richard W. Vincent Elementary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 292 students, 77% FRL); 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).
• Market conditions: Rents rising fast (+7.7%/yr); 389 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 338 days — a 12% lower offer ($61k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 338 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 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?
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: 1.50% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.19%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (median comp): $104,250
• List price: $69,000
• Delta: -33.81%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 Majestic Oak Dr	1.48mi	3/2.0	1,215 (-0%)	3mo	$100,000	$82	62
1201 Texas St	0.70mi	3/1.0	1,196 (-2%)	5mo	$140,500	$117	56
2506 Thomason St St	1.37mi	3/1.5	1,201 (-2%)	5mo	$124,900	$104	56
1218 E Kent E	0.48mi	2/2.0 (-1)	1,102 (-10%)	4mo	$160,000	$145	53
508 S Crocker St S	0.83mi	3/2.0	1,297 (+6%)	3mo	$157,000	$121	52
1807 Drost St	1.30mi	3/2.0	1,338 (+10%)	4mo	$129,900	$97	46
728 W Lyons St W	1.18mi	3/1.0	1,305 (+7%)	5mo	$73,000	$56	46
1813 Ewel St	1.06mi	3/1.0	1,095 (-10%)	4mo	$85,000	$78	41
2523 Jayson St	1.20mi	3/2.0	1,400 (+15%)	3mo	$108,500	$78	38
544 Patton St	1.48mi	3/2.0	1,400 (+15%)	4mo	$115,000	$82	37
405 Leland St	1.19mi	3/2.0	1,436 (+18%)	5mo	$160,000	$111	36
505 Custer St	1.00mi	3/1.0	1,406 (+15%)	5mo	$85,000	$60	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 · 7.65% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 1.91×
• Total profit: $17,654
• Equity at exit: $10,288

10-year hold

• IRR: 32.1%
• Equity multiple: 4.56×
• Total profit: $68,850
• Equity at exit: $5,966

Cash invested: $19,320 (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 →

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Median asking: $73,450 ($60/sqft)
• Median days on market: 175 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +42.3% above 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: 389
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$362
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$29
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $373

Break-even live

Break-even rent $562

Max offer price $69,000

Occupancy floor 59%

Sensitivity live

Price	-10% $412	-5% $393	+0% $373	+5% $354	+10% $334
Rent	-10% $292	-5% $332	+0% $373	+5% $414	+10% $455
Rate	-1.0pp $408	-0.5pp $391	base $373	+0.5pp $355	+1.0pp $337

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: $17,250
• Closing costs: $2,070
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	117d	1	1.00mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,200	$0.92	6d	1	1.10mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	139d	1	1.16mi
1030 Mildred St Unit 1 Sulphur, LA	3.0	1.0	765	$795	$1.04	6d	1	1.32mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	139d	1	1.35mi
625 N Claiborne St Unit 1 Sulphur, LA	3.0	2.0	1200	$925	$0.77	109d	1	1.38mi
1115 N Crocker St Sulphur, LA	2.0	2.0	960	$950	$0.99	109d	1	1.43mi
918 Brady St Apt 4 Sulphur, LA	2.0	2.0	1000	$950	$0.95	6d	1	1.50mi

Listing history 50 events

1. 2026-09-24
   days on market $69,000 Active 338 DOM
2. 2026-09-24
   days on market $69,000 Active 337 DOM
3. 2026-09-22
   days on market $69,000 Active 336 DOM
4. 2026-09-20
   days on market $69,000 Active 334 DOM
5. 2026-09-19
   days on market $69,000 Active 333 DOM
6. 2026-09-18
   days on market $69,000 Active 332 DOM
7. 2026-09-17
   days on market $69,000 Active 331 DOM
8. 2026-09-16
   days on market $69,000 Active 330 DOM
9. 2026-09-15
   days on market $69,000 Active 329 DOM
10. 2026-09-14
    days on market $69,000 Active 328 DOM
11. 2026-09-13
    days on market $69,000 Active 327 DOM
12. 2026-09-12
    days on market $69,000 Active 326 DOM
13. 2026-09-11
    days on market $69,000 Active 325 DOM
14. 2026-09-05
    days on market $69,000 Active 319 DOM
15. 2026-09-04
    days on market $69,000 Active 318 DOM
16. 2026-09-03
    days on market $69,000 Active 317 DOM
17. 2026-08-31
    days on market $69,000 Active 314 DOM
18. 2026-08-30
    days on market $69,000 Active 313 DOM
19. 2026-08-29
    days on market $69,000 Active 312 DOM
20. 2026-08-28
    days on market $69,000 Active 311 DOM
21. 2026-08-27
    days on market $69,000 Active 310 DOM
22. 2026-08-26
    days on market $69,000 Active 309 DOM
23. 2026-08-25
    days on market $69,000 Active 308 DOM
24. 2026-08-24
    days on market $69,000 Active 307 DOM
25. 2026-08-23
    days on market $69,000 Active 306 DOM
26. 2026-08-22
    days on market $69,000 Active 305 DOM
27. 2026-08-21
    status $69,000 Active 304 DOM
28. 2026-07-14
    statusdays on market $69,000 Pending 304 DOM
29. 2026-07-13
    days on market $69,000 Active 303 DOM
30. 2026-07-12
    days on market $69,000 Active 302 DOM
31. 2026-07-11
    days on market $69,000 Active 301 DOM
32. 2026-07-10
    days on market $69,000 Active 300 DOM
33. 2026-07-09
    days on market $69,000 Active 299 DOM
34. 2026-07-08
    days on market $69,000 Active 298 DOM
35. 2026-07-07
    days on market $69,000 Active 297 DOM
36. 2026-07-06
    days on market $69,000 Active 296 DOM
37. 2026-07-05
    days on market $69,000 Active 295 DOM
38. 2026-07-04
    days on market $69,000 Active 294 DOM
39. 2026-07-03
    days on market $69,000 Active 293 DOM
40. 2026-07-03
    days on market $69,000 Active 292 DOM
41. 2026-07-01
    days on market $69,000 Active 291 DOM
42. 2026-06-30
    days on market $69,000 Active 290 DOM
43. 2026-06-29
    days on market $69,000 Active 289 DOM
44. 2026-06-28
    days on market $69,000 Active 288 DOM
45. 2026-06-28
    days on market $69,000 Active 287 DOM
46. 2026-06-27
    days on market $69,000 Active 286 DOM
47. 2026-06-25
    days on market $69,000 Active 284 DOM
48. 2026-06-23
    days on market $69,000 Active 282 DOM
49. 2026-06-21
    days on market $69,000 Active 281 DOM
50. 2026-06-19
    days on market $69,000 Active 279 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: $636 · $53/mo
• Projected year-2 tax: $636 · $53/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 9% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $12,409
• − Mortgage interest: −$3,865
• − Property taxes: −$636
• − Insurance: −$345
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$2,007
• Taxable income: $3,570
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $3,623/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 · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $6,100–$18,300 screening

This move-in ready mobile home is in good condition with a spacious floor plan and modern amenities. It has a good roof, siding, and flooring, and the interior walls and systems are in good condition. The yard could benefit from some landscaping to enhance its curb appeal.

Components & finishes AI

Flooring laminate Counters granite Appliances white

Value-add opportunities

• Both Landscaping and yard maintenance — A well-maintained yard and landscaping can enhance both the resale and rental value of the property. ↑

ⓘ 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 39/100

Zoned Schools

Elementary Richard W. Vincent Elementary School F LA #307/646 Nat'l #24,950/41,679 Middle W. W. Lewis Middle School F LA #62/218 Nat'l #5,872/14,009 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

-1.4% since first listed

3 events — show timeline

• 2026-05-10 Pending — SWLAR
• 2026-04-23 Price Changed $69,000 SWLAR
• 2024-10-07 Listed $70,000 SWLAR

Property tax history

+21.5%/yr

Latest (2025): $636 · +0.7% YoY. Source: county tax records.