341 Paisley Pkwy · Sulphur, LA 70665

$274,500

4 bd · 2.0 ba · 1,883 sqft · SingleFamily · 6 Days on market

Built 2017 6,534 sqft lot $146/sqft · 14% above area Est $241k · 14% over $33/mo HOA · 1% of rent

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous home in a much-desired subdivision in Sulphur! This 4-bedroom home is not only very well-kept, it has so many upgrades, you will be getting a hot deal. Items added/upgraded include a new 6-burner gas stove, new hanging light pendants in the kitchen, foyer, and front porch, wooden blinds throughout the house including plantation shutters inside the two front windows, a new pull down sprayer kitchen faucet, and new kitchen pulls on all the cabinet doors and drawers. New roof in 2020 after hurricane Laura. The driveway has added cement for extra space and the landscaping has been freshened up for great curb appeal. The privacy-fenced backyard has added cement for an extra large patio area for entertaining. This is a must-see! Flood zone X. All measurements are m/l.

Key facts

• Abundant cabinetry
• Granite countertops
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• CHEF-INSPIRED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OVERSIZED ISLAND SEATING
• ABUNDANT CABINETRY

Property features AI

Finance

• HOA & community: Homeowners association with semi-annual fee of $200

Exterior

• Parking: Attached 2-car garage; Driveway and additional open parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story; No common walls
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built as a single-family residence
• Exterior features: Covered patio; Privacy fencing; Patio

Interior

• Kitchen: Cooktop; Dishwasher; Granite counters; Kitchen island; Pantry
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Beamed ceilings; Cathedral ceilings; Recessed lighting; Granite counters; Kitchen island; Pantry; Double vanity; Ceiling fans
• Laundry & utility: Indoor laundry room; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $274k).
• Cap rate 11.3% vs local median 8.8% in Sulphur — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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. T. Henning Elementary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 397 students, 56% 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) — zoned schools at 51% FRL track the district average.
• Market conditions: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.

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 $274,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.34% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.72%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $241,453
• List price: $274,500
• Delta: 13.69%
• 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
329 Paisley Pkwy	0.03mi	3/2.0 (-1)	1,826 (-3%)	2mo	$221,000	$121	86
213 Pipers Ln	0.09mi	4/2.0	1,817 (-4%)	4mo	$248,000	$136	86
329 Leawood Ave	0.21mi	4/2.0	1,959 (+4%)	2mo	$225,000	$115	82
308 Paisley Pkwy	0.07mi	3/2.0 (-1)	1,755 (-7%)	3mo	$233,000	$133	78
309 Sawyer Dr	0.09mi	4/2.0	1,786 (-5%)	12mo	$239,500	$134	78
216 Pipers Ln	0.10mi	3/2.0 (-1)	1,738 (-8%)	3mo	$240,000	$138	75
305 Paisley Pkwy	0.09mi	3/2.0 (-1)	1,618 (-14%)	4mo	$217,000	$134	64
277 Paisley Pkwy	0.17mi	3/2.0 (-1)	1,616 (-14%)	2mo	$214,000	$132	62
224 Pipers Ln	0.08mi	3/2.0 (-1)	1,641 (-13%)	12mo	$233,900	$143	60
248 Long Hill Dr Dr	0.43mi	3/2.0 (-1)	1,698 (-10%)	7mo	$205,000	$121	52
344 Madison Crossing Dr	0.41mi	3/2.0 (-1)	1,710 (-9%)	12mo	$219,500	$128	50
109 Briar Ct	0.55mi	3/2.0 (-1)	1,642 (-13%)	7mo	$212,500	$129	42

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $27,807
• Equity at exit: $40,929

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $117,248
• Equity at exit: $23,734

Cash invested: $76,860 (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: 6.2×

Monthly cashflow live

• Estimated rent: $3,687 medium
• Mortgage (P&I): −$1,440
• Tax from tax record: −$191 /mo · $2,289/yr
• Insurance: −$114
• HOA: −$33
• Vacancy / Maint / Mgmt: −$774
• Net cashflow: $1,135

Break-even live

Break-even rent $2,250

Max offer price $274,500

Occupancy floor 64%

Sensitivity live

Price	-10% $1,291	-5% $1,213	+0% $1,135	+5% $1,058	+10% $980
Rent	-10% $844	-5% $990	+0% $1,135	+5% $1,281	+10% $1,427
Rate	-1.0pp $1,274	-0.5pp $1,205	base $1,135	+0.5pp $1,064	+1.0pp $992

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: $68,625
• Closing costs: $8,235
• 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	46d	1	0.15mi
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	15d	10	0.22mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	46d	1	1.06mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gaslandscaping

Listing history 6 events

1. 2026-05-15
   listed $274,500 Active 1618-char remark
2. 2022-08-16
   soldstatus $271,000
3. 2022-08-15
   soldstatus 781-char remark

   Show marketing remark (781 chars)

   Gorgeous home in a much-desired subdivision in Sulphur! This 4-bedroom home is not only very well-kept, it has so many upgrades, you will be getting a hot deal. Items added/upgraded include a new 6-burner gas stove, new hanging light pendants in the kitchen, foyer, and front porch, wooden blinds throughout the house including plantation shutters inside the two front windows, a new pull down sprayer kitchen faucet, and new kitchen pulls on all the cabinet doors and drawers. New roof in 2020 after hurricane Laura. The driveway has added cement for extra space and the landscaping has been freshened up for great curb appeal. The privacy-fenced backyard has added cement for an extra large patio area for entertaining. This is a must-see! Flood zone X. All measurements are m/l.

4. 2022-06-17
   listed $271,000 781-char remark

   Show marketing remark (781 chars)

   Gorgeous home in a much-desired subdivision in Sulphur! This 4-bedroom home is not only very well-kept, it has so many upgrades, you will be getting a hot deal. Items added/upgraded include a new 6-burner gas stove, new hanging light pendants in the kitchen, foyer, and front porch, wooden blinds throughout the house including plantation shutters inside the two front windows, a new pull down sprayer kitchen faucet, and new kitchen pulls on all the cabinet doors and drawers. New roof in 2020 after hurricane Laura. The driveway has added cement for extra space and the landscaping has been freshened up for great curb appeal. The privacy-fenced backyard has added cement for an extra large patio area for entertaining. This is a must-see! Flood zone X. All measurements are m/l.

5. 2017-04-21
   soldstatus
6. 2017-04-21
   listed $218,000

ⓘ 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: $2,289 · $191/mo
• Projected year-2 tax: $2,289 · $191/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) · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $44,247
• − Mortgage interest: −$15,376
• − Property taxes: −$2,289
• − Insurance: −$1,372
• − Repairs & maintenance: −$3,540
• − Management: −$3,540
• − HOA: −$396
• − Depreciation: −$7,985
• Taxable income: $9,748
• Est. tax owed @ 24.0%: −$2,340
• After-tax cash flow: $11,284/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
• 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

+25.9% since first listed

7 events — show timeline

• 2026-05-21 Pending — SWLAR
• 2026-05-15 Listed $274,500 SWLAR
• 2022-08-16 Sold (Public Records) $271,000 Public Records
• 2022-08-15 Sold (MLS) — SWLAR
• 2022-06-17 Listed $271,000 SWLAR
• 2017-04-21 Listed $218,000 SWLAR
• 2017-04-21 Sold (MLS) — SWLAR

Property tax history

+23.0%/yr

Latest (2025): $2,289 · +0.8% YoY. Source: county tax records.