3331 Carver Rd · Lake Charles, LA 70615

$73,500

3 bd · 2.0 ba · 1,382 sqft · SingleFamily · 320 Days on market

Built 1962 8,712 sqft lot $53/sqft · 53% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR/2BA that needs some TLC. Will make a great home or investment property. Call for more details or to schedule a showing. Being sold as is where is. Seller will not provide utilities.

Key facts

• 8,712 sq ft lot
• Built 1962
• Listed 319 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 4.3% in Lake Charles — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#95 in LA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• 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: 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 39% of the median local income ($40k/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 $508 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 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 1962 — 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 B-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 F 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: 1.78% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.11%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

• ARV (median comp): $155,311
• List price: $73,500
• Delta: -52.68%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3278 E Blue Heron Dr E	0.23mi	4/2.0 (+1)	1,563 (+13%)	12mo	$209,900	$134	53

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: 29.5%
• Equity multiple: 2.23×
• Total profit: $25,326
• Equity at exit: $10,959

10-year hold

• IRR: 36.8%
• Equity multiple: 4.40×
• Total profit: $69,954
• Equity at exit: $6,355

Cash invested: $20,580 (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 70615

• Active inventory: 166
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$385
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $585

Break-even live

Break-even rent $567

Max offer price $73,500

Occupancy floor 50%

Sensitivity live

Price	-10% $627	-5% $606	+0% $585	+5% $564	+10% $543
Rent	-10% $482	-5% $533	+0% $585	+5% $637	+10% $688
Rate	-1.0pp $622	-0.5pp $604	base $585	+0.5pp $566	+1.0pp $546

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: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3089 James Ct Lake Charles, LA	2.0–3.0	2.0–2.5	1113	$1,975	$1.77	45d	1	1.11mi

Listing history 20 events

1. 2026-06-21
   days on market $73,500 Active 320 DOM
2. 2026-06-19
   days on market $73,500 Active 318 DOM
3. 2026-06-18
   days on market $73,500 Active 317 DOM
4. 2026-06-17
   days on market $73,500 Active 316 DOM
5. 2026-06-16
   days on market $73,500 Active 315 DOM
6. 2026-06-15
   days on market $73,500 Active 314 DOM
7. 2026-06-14
   days on market $73,500 Active 312 DOM
8. 2026-06-13
   days on market $73,500 Active 311 DOM
9. 2026-06-10
   days on market $73,500 Active 309 DOM
10. 2026-06-09
    days on market $73,500 Active 308 DOM
11. 2026-06-08
    days on market $73,500 Active 307 DOM
12. 2026-06-07
    days on market $73,500 Active 306 DOM
13. 2026-06-05
    days on market $73,500 Active 303 DOM
14. 2026-06-02
    days on market $73,500 Active 301 DOM
15. 2026-06-01
    days on market $73,500 Active 300 DOM
16. 2026-05-31
    days on market $73,500 Active 299 DOM
17. 2026-05-30
    days on market $73,500 Active 298 DOM
18. 2025-01-08
    listed $73,500 Active 185-char remark

    Show marketing remark (185 chars)

    3BR/2BA that needs some TLC. Will make a great home or investment property. Call for more details or to schedule a showing. Being sold as is where is. Seller will not provide utilities.

19. 2016-09-29
    soldstatus 255-char remark

    Show marketing remark (255 chars)

    This property offers a 3 bedroom 2 bath floor plan situated on 0.2 acres of land. Screened in porch off carport. Schedule your showing today!!! Lot size & measurements are M/L. Please see attached Buyer's Agent Instructions and Showing instructions.

20. 2016-09-08
    listed $31,999 255-char remark

    Show marketing remark (255 chars)

    This property offers a 3 bedroom 2 bath floor plan situated on 0.2 acres of land. Screened in porch off carport. Schedule your showing today!!! Lot size & measurements are M/L. Please see attached Buyer's Agent Instructions and Showing instructions.

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $404 · $34/mo
• Expected delta: +$17/yr (+$1/mo · 4.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 18 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: $15,695
• − Mortgage interest: −$4,117
• − Property taxes: −$387
• − Insurance: −$368
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$2,138
• Taxable income: $6,174
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $5,537/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 — Lake Charles

• Score: 68/100
• State rank: #95
• US rank: #9820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Calcasieu Parish · 170,889 people
• City population: 133,538
• Metro: Lake Charles, LA
• Population (ZIP): 12,980
• Household income: $40,047
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 639.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 56% White 33% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 8% Serbian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 2%

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: ▼ -68.09%
• Current HPI: 87.8826
• Rent YoY: —
• 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

+129.7% since first listed

3 events — show timeline

• 2025-01-08 Listed $73,500 SWLAR
• 2016-09-29 Sold (MLS) — SWLAR
• 2016-09-08 Listed $31,999 SWLAR

Property tax history

+2.1%/yr

Latest (2025): $387 · +1.4% YoY. Source: county tax records.