1503 Rose Ln Ln · Sulphur, LA 70663

$269,000

3 bd · 2.0 ba · 2,137 sqft · SingleFamily · 24 Days on market

Built 1960 0.78 ac lot $126/sqft · 15% above area Est $234k · 15% over

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Why this score? — see what drove the D 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 +17.3/30.0
• DSCR +5.4/10.0
• Rent growth +4.4/5.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of Sulphur this 3 bed, 2 bath home with 2,670 sq feet of living offers two large living areas, a 4 car attached carport along with a two car attached garage. Home is ready for your personal touches!

Key facts

• Updated appliances
• Large corner lot
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• UPDATED APPLIANCES
• CUSTOM TILED WALK-IN SHOWER
• OVERSIZED COVERED PARKING
• LARGE CORNER LOT

Property features AI

Finance

• Other: Located in Rose Park subdivision; Directions: From I-10 take Beglis exit north, right on Maplewood, right on Palermo, right on Rose

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity connected; Natural gas connected; Phone available; Water connected; Sewer connected
• Home design: Single-family house; Single story
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 219.2 x 145.8 x 269.7 x 139.8

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/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 $240k (10.7% below list).
• Recommended offer: $240k (10.7% below list) — sets the bar for 1% rule.

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); 75% 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 45% 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 $2k of loan paydown is wiped out by about $8k 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 24 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $175k; list at $269k implies a 54% gain — meaningful room to come down on a strong offer.

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 $240,138 (10.7% below list)

Questions for the listing agent

1. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 9.3

CMA / ARV

• ARV (median comp): $234,448
• List price: $269,000
• Delta: 14.74%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2618 Roxton St	0.45mi	3/2.0	2,190 (+2%)	1mo	$180,500	$82	74
1404 Forest Ln	0.18mi	3/3.5	2,232 (+4%)	11mo	$230,000	$103	69
1409 Beth St	0.22mi	4/2.0 (+1)	2,236 (+5%)	11mo	$269,000	$120	68
1415 Beth St	0.27mi	3/2.0	1,832 (-14%)	3mo	$225,000	$123	62
2505 Jayson St	0.38mi	4/2.0 (+1)	1,913 (-10%)	1mo	$195,000	$102	59
608 Shady Ln	0.34mi	3/3.0	1,903 (-11%)	8mo	$215,000	$113	55
868 S Post Oak Rd S	0.42mi	4/2.0 (+1)	1,910 (-11%)	5mo	$234,000	$123	54
2300 Augustine	0.52mi	4/2.0 (+1)	2,358 (+10%)	3mo	$209,500	$89	51
28 Horseshoe Ln	0.65mi	4/2.0 (+1)	2,300 (+8%)	6mo	$285,000	$124	47
2807 Mary Ann Dr	0.48mi	4/2.0 (+1)	1,870 (-12%)	8mo	$209,000	$112	45
26 Horseshoe Ln	0.64mi	2/2.0 (-1)	1,840 (-14%)	1mo	$163,150	$89	41
2117 Aubrianna Ln	0.73mi	3/2.0	1,820 (-15%)	14mo	$250,000	$137	30

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: -6.6%
• Equity multiple: 0.74×
• Total profit: $-19,226
• Equity at exit: $40,109

10-year hold

• IRR: 7.7%
• Equity multiple: 1.70×
• Total profit: $52,450
• Equity at exit: $23,258

Cash invested: $75,320 (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 →

ZIP-level market 70663

• Rents YoY: 7.7%
• Active inventory: 291
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,401 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$176 /mo · $2,106/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $199

Break-even live

Break-even rent $2,150

Max offer price $269,000

Occupancy floor 87%

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Shady Ln Sulphur, LA	3.0	3.0	1903	$2,200	$1.16	43d	1	0.36mi
708 Alabama St Sulphur, LA	4.0	2.5	2335	$2,800	$1.20	21d	1	0.71mi
1016 Jacques Dr Sulphur, LA	4.0	3.0	2350	$3,000	$1.28	43d	1	0.74mi
103 Jackson Ave Sulphur, LA	4.0	2.0	2114	$4,500	$2.13	43d	1	1.43mi

Listing history 7 events

1. 2026-06-01
   statusdays on market $269,000 Pending 24 DOM
2. 2026-05-31
   days on market $269,000 Active 23 DOM
3. 2026-05-30
   days on market $269,000 Active 22 DOM
4. 2026-05-08
   listed $269,000 Active 1478-char remark
5. 2019-12-27
   soldstatus 219-char remark

   Show marketing remark (219 chars)

   Nestled in the heart of Sulphur this 3 bed, 2 bath home with 2,670 sq feet of living offers two large living areas, a 4 car attached carport along with a two car attached garage. Home is ready for your personal touches!

6. 2019-12-27
   soldstatus $174,900

   Show marketing remark (219 chars)

   Nestled in the heart of Sulphur this 3 bed, 2 bath home with 2,670 sq feet of living offers two large living areas, a 4 car attached carport along with a two car attached garage. Home is ready for your personal touches!

7. 2019-08-26
   listed $174,900 219-char remark

   Show marketing remark (219 chars)

   Nestled in the heart of Sulphur this 3 bed, 2 bath home with 2,670 sq feet of living offers two large living areas, a 4 car attached carport along with a two car attached garage. Home is ready for your personal touches!

ⓘ 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: $2,106 · $176/mo
• Projected year-2 tax: $2,106 · $176/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $28,817
• − Mortgage interest: −$15,068
• − Property taxes: −$2,106
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − Depreciation: −$7,825
• Taxable loss: −$2,139
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $2,899/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

+53.8% since first listed

6 events — show timeline

• 2026-06-11 Sold (MLS) — SWLAR
• 2026-06-01 Pending — SWLAR
• 2026-05-08 Listed $269,000 SWLAR
• 2019-12-27 Sold (Public Records) $174,900 Public Records
• 2019-12-27 Sold (MLS) — SWLAR
• 2019-08-26 Listed $174,900 SWLAR

Property tax history

+6.4%/yr

Latest (2025): $2,106 · +0.8% YoY. Source: county tax records.