326 Vanessa Ave · Lake Charles, LA 70605

$292,000

4 bd · 2.5 ba · 2,156 sqft · SingleFamily · 1 Days on market

Built 1990 0.26 ac lot Est $304k · at est.

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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 +24.5/30.0
• ARV discount +9.3/15.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property offers a 4-bedroom 2.5 bath floor plan situated on 0.23 acres of land. Gutted to the studs. Schedule your showing today!

Key facts

• New plumbing
• New electrical
• New roof

Tags

• NEW ROOF
• NEW WINDOWS
• NEW HVAC SYSTEM
• NEW ELECTRICAL
• NEW PLUMBING
• NEW INSULATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $292k).
• Cap rate 8.8% vs local median 4.2% 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.
• Zoned schools: Dolby Elementary School (math 42% / reading 62%, grade C-, #108 of 646 statewide, top 18%, 381 students, 64% FRL); F. K. White Middle School (math 26% / reading 39%, grade F, #104 of 218 statewide, top 48%, 661 students, 67% FRL); Alfred M. Barbe High School (math 41% / reading 56%, grade D, #41 of 265 statewide, top 16%, 1,991 students, 41% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 464 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 42% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $9k 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 + 8.0% rent growth), your $82k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.
• Current owner paid $135k; list at $292k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $292,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $303,996
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 Washington	0.20mi	4/2.0	2,177 (+1%)	3mo	$189,000	$87	84
114 Heather St	0.20mi	3/— (-1)	2,271 (+5%)	9mo	$200,000	$88	70
115 Greenway St	0.16mi	4/2.0	1,900 (-12%)	2mo	$263,400	$139	69
209 Vanessa Ave	0.18mi	3/2.0 (-1)	1,974 (-8%)	12mo	$255,000	$129	61
256 Overhill Dr Dr	0.50mi	4/2.5	2,300 (+7%)	7mo	$335,000	$146	60
629 Becky Ln	0.57mi	4/2.0	1,990 (-8%)	9mo	$305,000	$153	51
625 Archwood St	0.58mi	4/2.5	2,458 (+14%)	3mo	$392,500	$160	47
729 Dianne Ln	0.57mi	3/2.0 (-1)	1,959 (-9%)	12mo	$315,000	$161	41
616 Becky Ln	0.53mi	4/2.0	1,874 (-13%)	13mo	$305,000	$163	40
1300 Westmoreland St	0.71mi	3/3.0 (-1)	2,387 (+11%)	4mo	$255,000	$107	39
644 Becky Ln	0.61mi	3/2.0 (-1)	2,475 (+15%)	5mo	$350,000	$141	36
714 Rampart St St	0.73mi	3/2.0 (-1)	1,869 (-13%)	3mo	$172,500	$92	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $6,579
• Equity at exit: $43,538

10-year hold

• IRR: 15.7%
• Equity multiple: 2.55×
• Total profit: $126,526
• Equity at exit: $25,247

Cash invested: $81,760 (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 70605

• Rents YoY: 15.1%
• Active inventory: 464
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,997 medium
• Mortgage (P&I): −$1,531
• Tax from tax record: −$116 /mo · $1,389/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $599

Break-even live

Break-even rent $2,239

Max offer price $292,000

Occupancy floor 75%

Sensitivity live

Price	-10% $764	-5% $682	+0% $599	+5% $517	+10% $434
Rent	-10% $362	-5% $481	+0% $599	+5% $718	+10% $836
Rate	-1.0pp $746	-0.5pp $673	base $599	+0.5pp $524	+1.0pp $447

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: $73,000
• Closing costs: $8,760
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	45d	1	0.52mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	45d	1	1.40mi

Listing history 6 events

1. 2026-04-04
   status Pending
2. 2026-04-02
   listed $292,000 Active
3. 2024-04-03
   soldstatus $135,000
4. 2022-04-26
   soldstatus 134-char remark

   Show marketing remark (134 chars)

   This property offers a 4-bedroom 2.5 bath floor plan situated on 0.23 acres of land. Gutted to the studs. Schedule your showing today!

5. 2022-03-14
   listed $107,000 134-char remark

   Show marketing remark (134 chars)

   This property offers a 4-bedroom 2.5 bath floor plan situated on 0.23 acres of land. Gutted to the studs. Schedule your showing today!

6. 2022-03-08
   soldstatus $45,000

ⓘ 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: $1,389 · $116/mo
• Projected year-2 tax: $1,606 · $134/mo
• Expected delta: +$217/yr (+$18/mo · 15.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $35,968
• − Mortgage interest: −$16,357
• − Property taxes: −$1,389
• − Insurance: −$1,460
• − Repairs & maintenance: −$2,877
• − Management: −$2,877
• − Depreciation: −$8,495
• Taxable income: $2,513
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $6,587/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

• Census place: Lake Charles, LA
• County: Calcasieu Parish · 170,889 people
• City population: 133,538
• Metro: Lake Charles, LA
• Population (ZIP): 40,482
• Household income: $86,015
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1328.0

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 (79%)
• Race & ethnicity: White 79% Black 10% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 12% Italian 3% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -102.68%
• Current HPI: 105.1903
• Rent YoY: ▲ 15.10%
• 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

+548.9% since first listed

6 events — show timeline

• 2026-04-04 Pending — SWLAR
• 2026-04-02 Listed $292,000 SWLAR
• 2024-04-03 Sold (Public Records) $135,000 Public Records
• 2022-04-26 Sold (MLS) — SWLAR
• 2022-03-14 Listed $107,000 SWLAR
• 2022-03-08 Sold (Public Records) $45,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,389 · +2.4% YoY. Source: county tax records.