1406 Loretto Ave Ave · Sulphur, LA 70663

$165,000

3 bd · 1.5 ba · 1,148 sqft · SingleFamily · 28 Days on market

Built 1965 10,018 sqft lot $144/sqft · 8% above area Est $152k · 8% over

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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 +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• Rent growth +4.4/5.0
• ARV discount +3.7/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute and well kept 3 bedroom, 1.5 bathroom home in Sulphur in the heart of Sulphur. Nice privacy fenced backyard with large oak tree for shade to enjoy. Located near schools, library, restaurants, and stores. Outside has one car carport, large back patio, and large outdoor laundry with extra storage.

Key facts

• Large covered patio
• Fenced backyard
• Sizable lot

Tags

• LARGE COVERED PATIO
• FENCED BACKYARD
• SIZABLE LOT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-story house; Single family residence; Residential property
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 70 x 143

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (0.4% below list).
• Recommended offer: $163k (1.5% 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+, schools 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.
• Market conditions: Rents rising fast (+7.7%/yr); 291 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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.
• Current owner paid $138k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.00% ✗
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (median comp): $152,192
• List price: $165,000
• Delta: 8.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 E Kent E	0.51mi	2/2.0 (-1)	1,102 (-4%)	1mo	$160,000	$145	62
1201 Texas St	0.65mi	3/1.0	1,196 (+4%)	2mo	$140,500	$117	59
1310 W Kent Dr W	0.55mi	3/1.0	1,173 (+2%)	24mo	$135,000	$115	49
617 S Kent Dr S	0.60mi	3/1.0	1,160 (+1%)	23mo	$115,000	$99	49
215 Michigan Ave	0.43mi	3/2.0	1,245 (+8%)	22mo	$140,000	$112	46
701 Ginger St	0.49mi	3/1.0	1,300 (+13%)	10mo	$155,000	$119	45
1030 Gulf Ln	0.53mi	3/2.0	1,279 (+11%)	15mo	$148,500	$116	42
203 Michigan Ave	0.44mi	3/1.0	986 (-14%)	15mo	$128,500	$130	41
206 Louisiana Ave	0.48mi	3/1.0	1,025 (-11%)	22mo	$125,000	$122	39
209 Michigan Ave	0.43mi	3/1.0	1,300 (+13%)	20mo	$168,000	$129	39

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,674
• Equity at exit: $24,602

10-year hold

• IRR: 12.9%
• Equity multiple: 2.23×
• Total profit: $56,683
• Equity at exit: $14,266

Cash invested: $46,200 (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: 291
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $268

Break-even live

Break-even rent $1,304

Max offer price $165,000

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	43d	1	0.60mi
2310 Timberlane Dr Sulphur, LA	2.0	2.0	1350	$2,450	$1.81	43d	1	0.83mi
2304 Merwood St Unit B Sulphur, LA	3.0	2.0	1200	$900	$0.75	21d	1	0.87mi
309 W Mimosa Dr Sulphur, LA	3.0	2.0	1310	$1,500	$1.15	13d	1	1.16mi

Listing history 22 events

1. 2026-06-17
   status $165,000 Pending 28 DOM
2. 2026-06-17
   days on market $165,000 Active 28 DOM
3. 2026-06-16
   days on market $165,000 Active 27 DOM
4. 2026-06-15
   days on market $165,000 Active 26 DOM
5. 2026-06-14
   days on market $165,000 Active 24 DOM
6. 2026-06-13
   days on market $165,000 Active 23 DOM
7. 2026-06-10
   days on market $165,000 Active 21 DOM
8. 2026-06-09
   days on market $165,000 Active 20 DOM
9. 2026-06-08
   days on market $165,000 Active 19 DOM
10. 2026-06-07
    days on market $165,000 Active 18 DOM
11. 2026-06-05
    days on market $165,000 Active 15 DOM
12. 2026-06-02
    days on market $165,000 Active 13 DOM
13. 2026-06-01
    days on market $165,000 Active 12 DOM
14. 2026-05-31
    days on market $165,000 Active 11 DOM
15. 2026-05-30
    days on market $165,000 Active 10 DOM
16. 2026-05-17
    status Pending 534-char remark
17. 2026-05-15
    listed $165,000 Active 534-char remark
18. 2020-07-30
    soldstatus $138,500
19. 2020-07-29
    soldstatus 301-char remark

    Show marketing remark (301 chars)

    Cute and well kept 3 bedroom, 1.5 bathroom home in Sulphur in the heart of Sulphur. Nice privacy fenced backyard with large oak tree for shade to enjoy. Located near schools, library, restaurants, and stores. Outside has one car carport, large back patio, and large outdoor laundry with extra storage.

20. 2020-06-18
    listed $145,000 301-char remark

    Show marketing remark (301 chars)

    Cute and well kept 3 bedroom, 1.5 bathroom home in Sulphur in the heart of Sulphur. Nice privacy fenced backyard with large oak tree for shade to enjoy. Located near schools, library, restaurants, and stores. Outside has one car carport, large back patio, and large outdoor laundry with extra storage.

21. 2018-11-14
    soldstatus $123,300
22. 2014-09-25
    soldstatus $109,900

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,149 · $96/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) · 12% 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: $19,711
• − Mortgage interest: −$9,243
• − Property taxes: −$1,149
• − Insurance: −$825
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$4,800
• Taxable income: $541
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $3,085/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

+50.1% since first listed

9 events — show timeline

• 2026-06-17 Pending — SWLAR
• 2026-05-22 Relisted — SWLAR
• 2026-05-17 Pending — SWLAR
• 2026-05-15 Listed $165,000 SWLAR
• 2020-07-30 Sold (Public Records) $138,500 Public Records
• 2020-07-29 Sold (MLS) — SWLAR
• 2020-06-18 Listed $145,000 SWLAR
• 2018-11-14 Sold (Public Records) $123,300 Public Records
• 2014-09-25 Sold (Public Records) $109,900 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,149 · +0.8% YoY. Source: county tax records.