Cognac V H Plan · Carlyss, LA 70665

$266,990

4 bd · 2.0 ba · 2,171 sqft · SingleFamily · 38 Days on market

Fair condition

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Why this score? — see what drove the F 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 +8.6/30.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the Cognac V H floor plan by DSLD Homes, an energy-efficient home designed to offer the perfect blend of style, functionality, and sustainability. With 2,171 square feet of living space and a total area of 2,922 square feet, this home provides ample space for families who seek modern comfort and energy savings. The open floor plan creates an expansive and inviting atmosphere that connects the kitchen, living room, and dining areas, ideal for both everyday living and entertaining. Featuring four bedrooms and two bathrooms, the Cognac V H offers generous space to accommodate growing families, while ensuring privacy and comfort for everyone. The kitchen is thoughtfully designed wit

Key facts

• Double vanity
• Open floor plan
• Boot bench

Tags

• ENERGY EFFICIENT HOME
• OPEN FLOOR PLAN
• WALK IN PANTRY
• BOOT BENCH
• COVERED PATIO
• DOUBLE VANITY

Property features AI

Finance

• Financial info: List price $265,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family plan (Cognac V H); Located in Sulphur, LA
• Exterior features: Living area approximately 2,171

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan-built home (Cognac V H)

🏗️ New construction. The $266,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $336,209.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $267k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (3.5% below list).
• Recommended offer: $258k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 8.3% in Carlyss — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 61/100 on livability (#237 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; 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: Vincent Settlement Elementary School (math 62% / reading 67%, grade B, #40 of 646 statewide, top 7%, 321 students, 41% 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-school proficiency averages 50% at this address vs 37% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Calcasieu Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 236 active listings in the ZIP; 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 $10k 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 38 days — a 3% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Recommended offer $257,598 (3.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $336,209
• List price: $266,990
• Delta: -20.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4514 Wilshire Ln	0.61mi	4/2.0	2,271 (+5%)	11mo	$345,000	$152	54
4506 Wilshire Ln	0.63mi	4/3.0	2,339 (+8%)	3mo	$370,000	$158	51
4530 Wilshire Ln	0.57mi	4/2.5	2,278 (+5%)	17mo	$347,243	$152	48
4536 Sterlington Blvd	0.61mi	4/3.0	2,212 (+2%)	24mo	$339,000	$153	45

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-72,813
• Equity at exit: $50,130

10-year hold

• IRR: -16.6%
• Equity multiple: 0.08×
• Total profit: $-86,902
• Equity at exit: $29,069

Cash invested: $94,139 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,576 medium
• Mortgage (P&I): −$1,763
• Tax est. 1.5%: −$420 /mo · $5,043/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-288

Break-even live

Break-even rent $2,941

Max offer price $294,471

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-172	+0% $-288	+5% $-405	+10% $-521
Rent	-10% $-492	-5% $-390	+0% $-288	+5% $-187	+10% $-85
Rate	-1.0pp $-119	-0.5pp $-203	base $-288	+0.5pp $-376	+1.0pp $-464

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: $84,052
• Closing costs: $10,086
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $266,990 Active 38 DOM
2. 2026-06-19
   days on market $266,990 Active 36 DOM
3. 2026-06-18
   days on market $266,990 Active 35 DOM
4. 2026-06-17
   days on market $266,990 Active 34 DOM
5. 2026-06-16
   days on market $266,990 Active 33 DOM
6. 2026-06-15
   days on market $266,990 Active 32 DOM
7. 2026-06-14
   days on market $266,990 Active 30 DOM
8. 2026-06-13
   days on market $266,990 Active 29 DOM
9. 2026-06-10
   days on market $266,990 Active 27 DOM
10. 2026-06-09
    days on market $266,990 Active 26 DOM
11. 2026-06-08
    days on market $266,990 Active 25 DOM
12. 2026-06-07
    days on market $266,990 Active 24 DOM
13. 2026-06-05
    days on market $266,990 Active 21 DOM
14. 2026-06-02
    days on market $266,990 Active 19 DOM
15. 2026-06-01
    days on market $266,990 Active 18 DOM
16. 2026-05-31
    days on market $266,990 Active 17 DOM
17. 2026-05-30
    pricedays on market $266,990 Active 16 DOM
18. 2026-05-14
    listed $265,990 Active 1496-char remark

ⓘ 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: $30,912
• − Mortgage interest: −$18,833
• − Property taxes: −$5,043
• − Insurance: −$1,681
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − Depreciation: −$9,781
• Taxable loss: −$9,372
• Est. tax savings @ 24.0%: +$2,249
• After-tax cash flow: $-1,212/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 · 1 photo

Fair 45/100 Moderate rehab

The home is in fair condition with some minor repairs and maintenance needed, particularly in landscaping and painting. Upgrading these areas would significantly enhance its resale and rental value.

Repairs flagged

• Minor Landscaping — Overgrown grass and lack of landscaping
• Minor Paint — No visible damage or wear

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value
• Both Paint — Improves the home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown grass and lack of landscaping	Minor	$500–3,000
Paint · No visible damage or wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Paint — Improves the home's appearance and 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 — Carlyss

• Score: 61/100
• State rank: #237
• US rank: #18031

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlyss, LA
• 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