256 Pipers Ln · Sulphur, LA 70665

$229,500

3 bd · 2.0 ba · 1,616 sqft · SingleFamily · 92 Days on market

Built 2026 Good condition 6,098 sqft lot $142/sqft · at area comps Est $237k · at est. $35/mo HOA · 1% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Denton BL" The Denton floorplan offers a spacious open concept living, kitchen, dining area. The main suite also offers a large walk-in closet. The kitchen is designed with sleek cabinets, granite countertops and a subway tile backsplash and is equipped with stainless steel appliances that include a gas stove, dishwasher, and micro hood. This home is settled in Savannah Lakes, a new construction community with a Homeowners Association. This home comes with a 10-year warranty. All homes offer smart home automation, wood laminate flooring, fully sodded yards, and electric garages with garage door openers.

Key facts

• Open concept living
• Walk-in closet
• Gas stove

Tags

• OPEN CONCEPT LIVING
• WALK-IN CLOSET
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• GAS STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 8.8% 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+, 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: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Recommended offer $208,845 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.50% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $236,944
• List price: $229,500
• Delta: -3.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Paisley Pkwy	0.13mi	3/2.0	1,618 (+0%)	4mo	$217,000	$134	90
277 Paisley Pkwy	0.21mi	3/2.0	1,616 (0%)	2mo	$214,000	$132	89
216 Pipers Ln	0.12mi	3/2.0	1,738 (+8%)	3mo	$240,000	$138	79
235 Aston Ln	0.16mi	3/2.0	1,563 (-3%)	10mo	$214,000	$137	79
308 Paisley Pkwy	0.12mi	3/2.0	1,755 (+9%)	3mo	$233,000	$133	78
329 Paisley Pkwy	0.08mi	3/2.0	1,826 (+13%)	2mo	$221,000	$121	73
148 Orchard Ln	0.31mi	3/2.0	1,514 (-6%)	7mo	$207,000	$137	70
213 Pipers Ln	0.13mi	4/2.0 (+1)	1,817 (+12%)	4mo	$248,000	$136	65
109 Briar Ct	0.59mi	3/2.0	1,642 (+2%)	7mo	$212,500	$129	64
248 Long Hill Dr Dr	0.48mi	3/2.0	1,698 (+5%)	7mo	$205,000	$121	63
309 Sawyer Dr	0.12mi	4/2.0 (+1)	1,786 (+10%)	11mo	$239,500	$134	63
337 Madison Xing	0.42mi	3/2.0	1,452 (-10%)	8mo	$208,000	$143	57

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $32,661
• Equity at exit: $34,219

10-year hold

• IRR: 21.7%
• Equity multiple: 2.85×
• Total profit: $118,587
• Equity at exit: $19,843

Cash invested: $64,260 (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: 5.6×

Monthly cashflow live

• Estimated rent: $3,439 medium
• Mortgage (P&I): −$1,204
• Tax est. 1.5%: −$287 /mo · $3,442/yr
• Insurance: −$96
• HOA: −$35
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $1,096

Break-even live

Break-even rent $2,052

Max offer price $229,500

Occupancy floor 63%

Sensitivity live

Price	-10% $1,254	-5% $1,175	+0% $1,096	+5% $1,016	+10% $937
Rent	-10% $824	-5% $960	+0% $1,096	+5% $1,231	+10% $1,367
Rate	-1.0pp $1,211	-0.5pp $1,154	base $1,096	+0.5pp $1,036	+1.0pp $976

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	44d	1	0.21mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	14d	10	0.27mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.00mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: gaselectric

Listing history 18 events

1. 2026-06-19
   days on market $229,500 Active 92 DOM
2. 2026-06-18
   days on market $229,500 Active 91 DOM
3. 2026-06-17
   days on market $229,500 Active 90 DOM
4. 2026-06-16
   days on market $229,500 Active 89 DOM
5. 2026-06-15
   days on market $229,500 Active 88 DOM
6. 2026-06-14
   days on market $229,500 Active 86 DOM
7. 2026-06-13
   remarks 679-char remark
8. 2026-06-13
   days on market $229,500 Active 85 DOM
9. 2026-06-10
   days on market $229,500 Active 83 DOM
10. 2026-06-09
    days on market $229,500 Active 82 DOM
11. 2026-06-08
    days on market $229,500 Active 81 DOM
12. 2026-06-07
    days on market $229,500 Active 80 DOM
13. 2026-06-05
    days on market $229,500 Active 77 DOM
14. 2026-06-02
    days on market $229,500 Active 75 DOM
15. 2026-06-01
    days on market $229,500 Active 74 DOM
16. 2026-05-31
    days on market $229,500 Active 73 DOM
17. 2026-05-30
    days on market $229,500 Active 72 DOM
18. 2026-03-19
    listed $229,500 Active 621-char remark

    Show marketing remark (621 chars)

    "Denton BL" The Denton floorplan offers a spacious open concept living, kitchen, dining area. The main suite also offers a large walk-in closet. The kitchen is designed with sleek cabinets, granite countertops and a subway tile backsplash and is equipped with stainless steel appliances that include a gas stove, dishwasher, and micro hood. This home is settled in Savannah Lakes, a new construction community with a Homeowners Association. This home comes with a 10-year warranty. All homes offer smart home automation, wood laminate flooring, fully sodded yards, and electric garages with garage door openers.

ⓘ 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: $41,264
• − Mortgage interest: −$12,856
• − Property taxes: −$3,442
• − Insurance: −$1,148
• − Repairs & maintenance: −$3,301
• − Management: −$3,301
• − HOA: −$420
• − Depreciation: −$6,676
• Taxable income: $10,120
• Est. tax owed @ 24.0%: −$2,429
• After-tax cash flow: $10,718/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

Good 80/100 Cosmetic rehab

This home is in good condition with modern finishes and a good layout. It is move-in ready and would benefit from some cosmetic updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Rental Replacing the carpet with hardwood or tile flooring — Hardwood or tile flooring is more durable and easier to maintain
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers
• Both Adding smart home automation features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Rental Replacing the carpet with hardwood or tile flooring — Hardwood or tile flooring is more durable and easier to maintain ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Both Adding smart home automation features — Smart home features can increase both resale and rental 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 — 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
• City population: 27,799
• 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 event — show timeline

• 2026-03-19 Listed $229,500 SWLAR