2926 Weil Dr · Sulphur, LA 70663

$195,000

3 bd · 2.0 ba · 2,368 sqft · SingleFamily · 307 Days on market

Built 1973 0.31 ac lot $82/sqft · 10% below area Est $217k · 10% under ↓ 18% since listing

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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
• ARV discount +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE!! Charming Home in Established Maplewood Neighborhood Welcome to this well-maintained three-bedroom, two-bath home nestled in the established area of Maplewood—just down the street from McMurray Park! Situated on a generous lot, this property features a big backyard and an 8-foot privacy fence across the back. Inside, you’ll find a thoughtfully designed layout with two spacious living areas, a separate formal dining room, and a galley-style kitchen. A large bonus room added off the back of the home offers endless possibilities—perfect for a game room, man cave, craft space, or workshop. Enjoy peace of mind with numerous updates: • New roof (2022) • New HVAC and water heater (2018) • New windows, dishwasher, and refrigerator • Insulated garage doors This move-in ready home is clean and waiting for its next chapter. Don’t miss your chance to own a great home in one of Sulphur’s most established neighborhoods!

Key facts

• Big backyard
• Large bonus room
• 8-foot privacy fence

Tags

• BIG BACKYARD
• 8-FOOT PRIVACY FENCE
• TWO SPACIOUS LIVING AREAS
• SEPARATE FORMAL DINING ROOM
• GALLEY-STYLE KITCHEN
• LARGE BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $820 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• 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+, 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $2,615/mo this rent would consume 48% of the median local household income ($65k/yr) (locally 197% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.34% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.02%
• DSCR: 1.80
• GRM: 6.2

CMA / ARV

• ARV (median comp): $216,762
• List price: $195,000
• Delta: -10.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2213 Comanche St	0.13mi	3/2.0	2,430 (+3%)	2mo	$90,000	$37	88
320 Rio Hondo St	0.32mi	3/2.0	2,445 (+3%)	18mo	$240,000	$98	65
2618 Roxton St	0.48mi	3/2.0	2,190 (-8%)	1mo	$180,500	$82	64
212 Madison St	0.43mi	3/2.0	2,344 (-1%)	24mo	$165,000	$70	58
224 S Hazel St S	0.33mi	3/2.5	2,715 (+15%)	5mo	$199,000	$73	54
322 Quelqueshue St	0.24mi	4/2.0 (+1)	2,021 (-15%)	12mo	$200,000	$99	50
103 Madison St	0.69mi	3/2.0	2,250 (-5%)	20mo	$208,000	$92	43
2520 Mary Ann Dr	0.66mi	4/3.0 (+1)	2,384 (+1%)	23mo	$280,000	$117	40
1904 Palermo Dr	0.70mi	3/1.5	2,550 (+8%)	21mo	$182,000	$71	35

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: 14.5%
• Equity multiple: 1.61×
• Total profit: $33,396
• Equity at exit: $29,075

10-year hold

• IRR: 26.4%
• Equity multiple: 3.82×
• Total profit: $154,082
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,615 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$142 /mo · $1,708/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $820

Break-even live

Break-even rent $1,577

Max offer price $195,000

Occupancy floor 64%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.73mi
1016 Jacques Dr Sulphur, LA	4.0	3.0	2350	$3,000	$1.28	43d	1	1.08mi
103 Jackson Ave Sulphur, LA	4.0	2.0	2114	$4,500	$2.13	43d	1	1.17mi

Listing history 12 events

1. 2026-06-09
   status $195,000 Pending 307 DOM
2. 2026-06-08
   days on market $195,000 Active 307 DOM
3. 2026-06-07
   days on market $195,000 Active 306 DOM
4. 2026-06-05
   days on market $195,000 Active 303 DOM
5. 2026-06-02
   days on market $195,000 Active 301 DOM
6. 2026-06-01
   days on market $195,000 Active 300 DOM
7. 2026-05-31
   days on market $195,000 Active 299 DOM
8. 2026-05-30
   days on market $195,000 Active 298 DOM
9. 2026-04-13
   price $195,000 1001-char remark

   Show marketing remark (1001 chars)

   NEW PRICE!! Charming Home in Established Maplewood Neighborhood Welcome to this well-maintained three-bedroom, two-bath home nestled in the established area of Maplewood—just down the street from McMurray Park! Situated on a generous lot, this property features a big backyard and an 8-foot privacy fence across the back. Inside, you’ll find a thoughtfully designed layout with two spacious living areas, a separate formal dining room, and a galley-style kitchen. A large bonus room added off the back of the home offers endless possibilities—perfect for a game room, man cave, craft space, or workshop. Enjoy peace of mind with numerous updates: • New roof (2022) • New HVAC and water heater (2018) • New windows, dishwasher, and refrigerator • Insulated garage doors This move-in ready home is clean and waiting for its next chapter. Don’t miss your chance to own a great home in one of Sulphur’s most established neighborhoods!

10. 2026-02-23
    price $215,000 1001-char remark

    Show marketing remark (1001 chars)

    NEW PRICE!! Charming Home in Established Maplewood Neighborhood Welcome to this well-maintained three-bedroom, two-bath home nestled in the established area of Maplewood—just down the street from McMurray Park! Situated on a generous lot, this property features a big backyard and an 8-foot privacy fence across the back. Inside, you’ll find a thoughtfully designed layout with two spacious living areas, a separate formal dining room, and a galley-style kitchen. A large bonus room added off the back of the home offers endless possibilities—perfect for a game room, man cave, craft space, or workshop. Enjoy peace of mind with numerous updates: • New roof (2022) • New HVAC and water heater (2018) • New windows, dishwasher, and refrigerator • Insulated garage doors This move-in ready home is clean and waiting for its next chapter. Don’t miss your chance to own a great home in one of Sulphur’s most established neighborhoods!

11. 2025-09-08
    price $232,000 1001-char remark

    Show marketing remark (1001 chars)

    NEW PRICE!! Charming Home in Established Maplewood Neighborhood Welcome to this well-maintained three-bedroom, two-bath home nestled in the established area of Maplewood—just down the street from McMurray Park! Situated on a generous lot, this property features a big backyard and an 8-foot privacy fence across the back. Inside, you’ll find a thoughtfully designed layout with two spacious living areas, a separate formal dining room, and a galley-style kitchen. A large bonus room added off the back of the home offers endless possibilities—perfect for a game room, man cave, craft space, or workshop. Enjoy peace of mind with numerous updates: • New roof (2022) • New HVAC and water heater (2018) • New windows, dishwasher, and refrigerator • Insulated garage doors This move-in ready home is clean and waiting for its next chapter. Don’t miss your chance to own a great home in one of Sulphur’s most established neighborhoods!

12. 2025-08-01
    listed $238,000 Active 1001-char remark

    Show marketing remark (1001 chars)

    NEW PRICE!! Charming Home in Established Maplewood Neighborhood Welcome to this well-maintained three-bedroom, two-bath home nestled in the established area of Maplewood—just down the street from McMurray Park! Situated on a generous lot, this property features a big backyard and an 8-foot privacy fence across the back. Inside, you’ll find a thoughtfully designed layout with two spacious living areas, a separate formal dining room, and a galley-style kitchen. A large bonus room added off the back of the home offers endless possibilities—perfect for a game room, man cave, craft space, or workshop. Enjoy peace of mind with numerous updates: • New roof (2022) • New HVAC and water heater (2018) • New windows, dishwasher, and refrigerator • Insulated garage doors This move-in ready home is clean and waiting for its next chapter. Don’t miss your chance to own a great home in one of Sulphur’s most established neighborhoods!

ⓘ 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: $1,708 · $142/mo
• Projected year-2 tax: $1,708 · $142/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 6/10 Major FEMA zone X (unshaded) · 66% 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: $31,381
• − Mortgage interest: −$10,923
• − Property taxes: −$1,708
• − Insurance: −$975
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − Depreciation: −$5,673
• Taxable income: $7,081
• Est. tax owed @ 24.0%: −$1,699
• After-tax cash flow: $8,137/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

-18.1% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $195,000 SWLAR
• 2026-02-23 Price Changed $215,000 SWLAR
• 2025-09-08 Price Changed $232,000 SWLAR
• 2025-08-01 Listed $238,000 SWLAR

Property tax history

-0.1%/yr

Latest (2025): $1,708 · +1.6% YoY. Source: county tax records.