Real Estate Investing in Sulphur, Louisiana (70663)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 70663 (Sulphur, LA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 15.8% of homes vacant — above national norms.
- Declining values: -1.1% 5-year CAGR — values have moved lower.
What’s happening in Sulphur, LA (70663)?
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Market Analysis: 70663 Sulphur
The 70663 ZIP covers a section of Sulphur that demands careful diligence. Prices near $184K look accessible, but the work to make a deal cash flow is real.
Stepping back, the numbers look inviting — $184K purchase price, 0.0% nominal cap — the work to hit that pro forma in 70663 is substantial and deserves full respect.
Nearby ZIPs in Sulphur have seen price recovery that 70663 has not matched. Calcasieu Parish data supports the view that the spread is structural rather than temporary.
Resident income in 70663 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 70663 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Sulphur:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 70663 Compare?
| Metric | 70663 | Sulphur | Lake Charles, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $184,209 | $211,512 | N/A | $207,909 |
| 5-Year CAGR | N/A | N/A | N/A | 0.7% |
| Avg Rent | $1,170 | $1,283 | N/A | - |
| Cap Rate | 5.0% | 4.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 70663 (Sulphur, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $184,209 |
| Monthly Rent | $1,170 |
| Price-to-Rent | 13.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 5.0% |
| 5-Year IRR | 3.8% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | -1.1% ▼ |
| 10-Year CAGR | +0.5% ▲ |
🏠 Rent Trends
| 1-Year | +9.3% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.0%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 70663
Population: 29,511
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 70663
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,774 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does house hacking make sense in Sulphur, LA?
House hacking in Sulphur, LA is a challenging. With home values around $184K and rents at $1,170/mo, owner-occupants can offset a meaningful share of PITI.
How landlord-friendly is Sulphur, LA?
Sulphur, LA falls under LA landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Are there empty rentals in Sulphur, LA?
Expect elevated vacancy in Sulphur, LA. Rents at $1,170/mo are absorbed by the tenant base without meaningful lag.
What is the typical rental rate in Sulphur, LA?
Sulphur, LA rentals go for roughly $1,170/mo a month. That puts gross yield in solid territory relative to $184K acquisition costs.
What is the average home sale price in Sulphur, LA?
Median home price in Sulphur, LA is near $184K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
You know 70663 now. You don’t know where it ranks.
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How 70663 ranks in Lake Charles, LA
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