128 Haygood Pt Pt · Sulphur, LA 70665

$200,000

3 bd · 2.0 ba · 1,356 sqft · SingleFamily · 57 Days on market

Built 2021 Good condition 5,662 sqft lot $147/sqft · 15% below area Est $236k · 15% under $25/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 +24.8/30.0
• ARV discount +14.4/15.0
• DSCR +8.0/10.0
• 1% rule +6.0/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand NEW Construction by DSLD HOMES in Belle Savanne! The CROYDON III G offers a 3 bedroom 2 full bathroom open design. Upgrades include side by side refrigerator, gas range, blinds for windows, cabinet hardware, LED base home lighting pkg, R38 attic insulation & more. Special Features: Frigidaire appliance package, luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, recessed lighting in the kitchen, 3cm granite slab countertops in kitchen & all bathrooms, Tuscan bronze bathroom fixtures, post tension slab, and more! Energy Efficient Features: Rheem tankless gas water heater, low E tilt-in windows, radiant barrier roof decking, and more!

Key facts

• Open floor plan
• Fenced in backyard
• Tankless waterheater

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• FENCED IN BACKYARD
• TANKLESS WATERHEATER

Property features AI

Finance

• Other: Located in SUBDIVISION BELLE SAVANNE
• HOA & community: Homeowners association with an annual fee of $300 (equivalent to $25/month)

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family house; One-story
• Exterior features: Fenced wood yard; Back yard; City lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: No fireplace; Central air conditioning with ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% 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: 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 $1k of loan paydown is wiped out by about $6k 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 57 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.10% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (median comp): $236,279
• List price: $200,000
• Delta: -15.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 Madison Xing	0.09mi	3/2.0	1,452 (+7%)	8mo	$208,000	$143	77
148 Orchard Ln	0.12mi	3/2.0	1,514 (+12%)	7mo	$207,000	$137	70
544 Patton St	0.67mi	3/2.0	1,400 (+3%)	1mo	$115,000	$82	63
324 Long Hill Dr	0.11mi	3/2.0	1,545 (+14%)	13mo	$208,000	$135	61
300 Oak Hampton Dr	0.54mi	3/2.0	1,508 (+11%)	15mo	$199,900	$133	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,564
• Equity at exit: $29,821

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $29,710
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,205 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$164 /mo · $1,963/yr
• Insurance: −$83
• HOA: −$25
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $422

Break-even live

Break-even rent $1,672

Max offer price $200,000

Occupancy floor 76%

Sensitivity live

Price	-10% $535	-5% $478	+0% $422	+5% $365	+10% $308
Rent	-10% $247	-5% $334	+0% $422	+5% $509	+10% $596
Rate	-1.0pp $522	-0.5pp $472	base $422	+0.5pp $370	+1.0pp $317

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	14d	10	0.29mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.07mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	44d	1	1.39mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: watergas

Listing history 20 events

1. 2026-06-19
   days on market $200,000 Active 57 DOM
2. 2026-06-18
   days on market $200,000 Active 56 DOM
3. 2026-06-17
   days on market $200,000 Active 55 DOM
4. 2026-06-16
   days on market $200,000 Active 54 DOM
5. 2026-06-15
   days on market $200,000 Active 53 DOM
6. 2026-06-14
   days on market $200,000 Active 51 DOM
7. 2026-06-13
   days on market $200,000 Active 50 DOM
8. 2026-06-10
   days on market $200,000 Active 48 DOM
9. 2026-06-09
   days on market $200,000 Active 47 DOM
10. 2026-06-09
    price $200,000 Active 46 DOM
11. 2026-06-08
    days on market $205,000 Active 46 DOM
12. 2026-06-07
    days on market $205,000 Active 45 DOM
13. 2026-06-05
    days on market $205,000 Active 42 DOM
14. 2026-06-02
    days on market $205,000 Active 40 DOM
15. 2026-06-01
    days on market $205,000 Active 39 DOM
16. 2026-05-31
    days on market $205,000 Active 38 DOM
17. 2026-05-30
    days on market $205,000 Active 37 DOM
18. 2026-04-23
    listed $210,000 Active 357-char remark
19. 2021-03-31
    soldstatus 689-char remark

    Show marketing remark (689 chars)

    Brand NEW Construction by DSLD HOMES in Belle Savanne! The CROYDON III G offers a 3 bedroom 2 full bathroom open design. Upgrades include side by side refrigerator, gas range, blinds for windows, cabinet hardware, LED base home lighting pkg, R38 attic insulation & more. Special Features: Frigidaire appliance package, luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, recessed lighting in the kitchen, 3cm granite slab countertops in kitchen & all bathrooms, Tuscan bronze bathroom fixtures, post tension slab, and more! Energy Efficient Features: Rheem tankless gas water heater, low E tilt-in windows, radiant barrier roof decking, and more!

20. 2020-09-21
    listed $186,689 689-char remark

    Show marketing remark (689 chars)

    Brand NEW Construction by DSLD HOMES in Belle Savanne! The CROYDON III G offers a 3 bedroom 2 full bathroom open design. Upgrades include side by side refrigerator, gas range, blinds for windows, cabinet hardware, LED base home lighting pkg, R38 attic insulation & more. Special Features: Frigidaire appliance package, luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, recessed lighting in the kitchen, 3cm granite slab countertops in kitchen & all bathrooms, Tuscan bronze bathroom fixtures, post tension slab, and more! Energy Efficient Features: Rheem tankless gas water heater, low E tilt-in windows, radiant barrier roof decking, and more!

ⓘ 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: $1,963 · $164/mo
• Projected year-2 tax: $1,963 · $164/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $26,465
• − Mortgage interest: −$11,203
• − Property taxes: −$1,963
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − HOA: −$300
• − Depreciation: −$5,818
• Taxable income: $1,947
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $4,592/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 · 13 photos

Good 75/100 Cosmetic rehab

This home is in good condition with a good exterior and interior. It has a good roof and foundation, and the landscaping is well-maintained. The kitchen and bathrooms are in good condition, and the flooring is hardwood. The home is move-in ready and has good curb appeal.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and increase its resale value.
• Both Replace the flooring — Replacing the flooring can improve the home's appearance and increase both its resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and increase its resale value. ↑
• Both Replace the flooring — Replacing the flooring can improve the home's appearance and increase both its 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

+7.1% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $200,000 SWLAR
• 2026-05-22 Price Changed $205,000 SWLAR
• 2026-04-23 Listed $210,000 SWLAR
• 2021-03-31 Sold (MLS) — SWLAR
• 2020-09-21 Listed $186,689 SWLAR

Property tax history

+47.0%/yr

Latest (2025): $1,963 · +0.8% YoY. Source: county tax records.