5761 Elliott Rd · Prien, LA 70605

$265,000

3 bd · 2.0 ba · 1,765 sqft · SingleFamily · 310 Days on market

Built 1997 0.39 ac lot $150/sqft · 14% below area Est $307k · 14% under

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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 +14.8/30.0
• ARV discount +13.7/15.0
• Rent growth +5.0/5.0
• DSCR +4.5/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of South Lake Charles, this well-maintained, move-in ready home offers a comfortable and functional layout. The open floor plan provides a seamless flow between living spaces, making it ideal for everyday living and entertaining. The kitchen has been updated with a new range and microwave, offering both convenience and practicality. The home features three generously sized bedrooms, each with ample closet space. Following Hurricane Laura, the exterior was upgraded with durable Hardie board siding, adding both curb appeal and long-term durability. A fully decked attic provides additional storage space. The back patio overlooks a large backyard with plenty of potential for a pool, garden, or outdoor living area. Located in the St. John Elementary, SJ Welsh Middle, and Barbe High School districts. All measurements are m/l. Buyer to verify.

Key facts

• Open floor plan
• Brand-new microwave
• Brand-new range

Tags

• OPEN FLOOR PLAN
• BRAND-NEW RANGE
• BRAND-NEW MICROWAVE
• HARDIE BOARD SIDING
• FULLY DECKED ATTIC
• NEW AC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $73 ($871/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (17.0% below list).
• Recommended offer: $220k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.7% in Prien — 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 64/100 on livability (#174 in LA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools F, 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 (+15.1%/yr); 464 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 31% 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 $8k 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 310 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $219,991 (17.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (median comp): $307,406
• List price: $265,000
• Delta: -13.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5843 Elliott Rd	0.08mi	3/2.0	1,830 (+4%)	4mo	$280,000	$153	87
5714 Barrett Ln	0.18mi	3/2.0	1,800 (+2%)	11mo	$300,000	$167	79
5726 Birch St	0.39mi	3/2.0	1,742 (-1%)	7mo	$255,000	$146	74
2534 South Point Drive Dr	0.27mi	3/2.0	1,890 (+7%)	3mo	$337,000	$178	73
2536 South View Dr	0.22mi	4/2.0 (+1)	1,810 (+2%)	10mo	$329,000	$182	72
5706 Alder St	0.25mi	3/2.0	1,950 (+10%)	2mo	$248,000	$127	69
2512 S View Dr S	0.28mi	3/2.0	1,979 (+12%)	8mo	$313,500	$158	60
2324 Camelia Nicole Dr	0.65mi	3/2.0	1,803 (+2%)	10mo	$359,500	$199	58
5734 Fir St	0.47mi	3/2.0	1,942 (+10%)	8mo	$302,000	$156	55
2550 S Ridge Dr Dr S	0.35mi	3/2.0	2,000 (+13%)	8mo	$365,000	$183	55
5705 Larch St	0.63mi	3/2.0	1,921 (+9%)	8mo	$250,000	$130	50
5717 Hemlock St	0.56mi	4/2.0 (+1)	1,998 (+13%)	7mo	$359,000	$180	42

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: -9.4%
• Equity multiple: 0.64×
• Total profit: $-26,760
• Equity at exit: $39,512

10-year hold

• IRR: 5.3%
• Equity multiple: 1.48×
• Total profit: $35,286
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$165 /mo · $1,983/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $73

Break-even live

Break-even rent $2,108

Max offer price $265,000

Occupancy floor 92%

Sensitivity live

Price	-10% $223	-5% $148	+0% $73	+5% $-2	+10% $-77
Rent	-10% $-101	-5% $-14	+0% $73	+5% $159	+10% $246
Rate	-1.0pp $206	-0.5pp $140	base $73	+0.5pp $4	+1.0pp $-66

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3291 Copper Ridge Dr Lake Charles, LA	3.0	2.0	1750	$2,750	$1.57	14d	1	0.86mi
5017 S Prien Lake Rd #31 Lake Charles, LA	2.0	1.5	1258	$1,395	$1.11	22d	1	1.02mi
3418 Eliza Rd Unit A Lake Charles, LA	3.0	2.0	1534	$2,150	$1.40	14d	1	1.06mi
4607 W Prien Lake Rd Lake Charles, LA	3.0	2.0	1530	$3,500	$2.29	44d	1	1.47mi

Listing history 28 events

1. 2026-06-21
   days on market $265,000 Active 310 DOM
2. 2026-06-19
   days on market $265,000 Active 308 DOM
3. 2026-06-18
   days on market $265,000 Active 307 DOM
4. 2026-06-17
   days on market $265,000 Active 306 DOM
5. 2026-06-16
   days on market $265,000 Active 305 DOM
6. 2026-06-15
   days on market $265,000 Active 304 DOM
7. 2026-06-14
   days on market $265,000 Active 302 DOM
8. 2026-06-13
   days on market $265,000 Active 301 DOM
9. 2026-06-10
   days on market $265,000 Active 299 DOM
10. 2026-06-09
    days on market $265,000 Active 298 DOM
11. 2026-06-08
    days on market $265,000 Active 297 DOM
12. 2026-06-07
    days on market $265,000 Active 296 DOM
13. 2026-06-05
    days on market $265,000 Active 293 DOM
14. 2026-06-02
    days on market $265,000 Active 291 DOM
15. 2026-06-01
    days on market $265,000 Active 290 DOM
16. 2026-05-31
    days on market $265,000 Active 289 DOM
17. 2026-05-30
    pricedays on market $265,000 Active 288 DOM
18. 2026-03-24
    price $272,000 869-char remark

    Show marketing remark (869 chars)

    Located in the heart of South Lake Charles, this well-maintained, move-in ready home offers a comfortable and functional layout. The open floor plan provides a seamless flow between living spaces, making it ideal for everyday living and entertaining. The kitchen has been updated with a new range and microwave, offering both convenience and practicality. The home features three generously sized bedrooms, each with ample closet space. Following Hurricane Laura, the exterior was upgraded with durable Hardie board siding, adding both curb appeal and long-term durability. A fully decked attic provides additional storage space. The back patio overlooks a large backyard with plenty of potential for a pool, garden, or outdoor living area. Located in the St. John Elementary, SJ Welsh Middle, and Barbe High School districts. All measurements are m/l. Buyer to verify.

19. 2026-01-17
    price $274,000 869-char remark

    Show marketing remark (869 chars)

    Located in the heart of South Lake Charles, this well-maintained, move-in ready home offers a comfortable and functional layout. The open floor plan provides a seamless flow between living spaces, making it ideal for everyday living and entertaining. The kitchen has been updated with a new range and microwave, offering both convenience and practicality. The home features three generously sized bedrooms, each with ample closet space. Following Hurricane Laura, the exterior was upgraded with durable Hardie board siding, adding both curb appeal and long-term durability. A fully decked attic provides additional storage space. The back patio overlooks a large backyard with plenty of potential for a pool, garden, or outdoor living area. Located in the St. John Elementary, SJ Welsh Middle, and Barbe High School districts. All measurements are m/l. Buyer to verify.

20. 2025-12-04
    price $279,500 869-char remark

    Show marketing remark (869 chars)

    Located in the heart of South Lake Charles, this well-maintained, move-in ready home offers a comfortable and functional layout. The open floor plan provides a seamless flow between living spaces, making it ideal for everyday living and entertaining. The kitchen has been updated with a new range and microwave, offering both convenience and practicality. The home features three generously sized bedrooms, each with ample closet space. Following Hurricane Laura, the exterior was upgraded with durable Hardie board siding, adding both curb appeal and long-term durability. A fully decked attic provides additional storage space. The back patio overlooks a large backyard with plenty of potential for a pool, garden, or outdoor living area. Located in the St. John Elementary, SJ Welsh Middle, and Barbe High School districts. All measurements are m/l. Buyer to verify.

21. 2025-11-07
    price $280,000 869-char remark

    Show marketing remark (869 chars)

    Located in the heart of South Lake Charles, this well-maintained, move-in ready home offers a comfortable and functional layout. The open floor plan provides a seamless flow between living spaces, making it ideal for everyday living and entertaining. The kitchen has been updated with a new range and microwave, offering both convenience and practicality. The home features three generously sized bedrooms, each with ample closet space. Following Hurricane Laura, the exterior was upgraded with durable Hardie board siding, adding both curb appeal and long-term durability. A fully decked attic provides additional storage space. The back patio overlooks a large backyard with plenty of potential for a pool, garden, or outdoor living area. Located in the St. John Elementary, SJ Welsh Middle, and Barbe High School districts. All measurements are m/l. Buyer to verify.

22. 2025-09-25
    price $282,500 869-char remark

    Show marketing remark (869 chars)

    Located in the heart of South Lake Charles, this well-maintained, move-in ready home offers a comfortable and functional layout. The open floor plan provides a seamless flow between living spaces, making it ideal for everyday living and entertaining. The kitchen has been updated with a new range and microwave, offering both convenience and practicality. The home features three generously sized bedrooms, each with ample closet space. Following Hurricane Laura, the exterior was upgraded with durable Hardie board siding, adding both curb appeal and long-term durability. A fully decked attic provides additional storage space. The back patio overlooks a large backyard with plenty of potential for a pool, garden, or outdoor living area. Located in the St. John Elementary, SJ Welsh Middle, and Barbe High School districts. All measurements are m/l. Buyer to verify.

23. 2025-09-13
    price $285,000 869-char remark

    Show marketing remark (869 chars)

    Located in the heart of South Lake Charles, this well-maintained, move-in ready home offers a comfortable and functional layout. The open floor plan provides a seamless flow between living spaces, making it ideal for everyday living and entertaining. The kitchen has been updated with a new range and microwave, offering both convenience and practicality. The home features three generously sized bedrooms, each with ample closet space. Following Hurricane Laura, the exterior was upgraded with durable Hardie board siding, adding both curb appeal and long-term durability. A fully decked attic provides additional storage space. The back patio overlooks a large backyard with plenty of potential for a pool, garden, or outdoor living area. Located in the St. John Elementary, SJ Welsh Middle, and Barbe High School districts. All measurements are m/l. Buyer to verify.

24. 2025-08-15
    listed $289,000 Active 869-char remark

    Show marketing remark (869 chars)

    Located in the heart of South Lake Charles, this well-maintained, move-in ready home offers a comfortable and functional layout. The open floor plan provides a seamless flow between living spaces, making it ideal for everyday living and entertaining. The kitchen has been updated with a new range and microwave, offering both convenience and practicality. The home features three generously sized bedrooms, each with ample closet space. Following Hurricane Laura, the exterior was upgraded with durable Hardie board siding, adding both curb appeal and long-term durability. A fully decked attic provides additional storage space. The back patio overlooks a large backyard with plenty of potential for a pool, garden, or outdoor living area. Located in the St. John Elementary, SJ Welsh Middle, and Barbe High School districts. All measurements are m/l. Buyer to verify.

25. 2019-10-25
    soldstatus $235,000
26. 2019-10-24
    soldstatus 584-char remark

    Show marketing remark (584 chars)

    This extremely well-maintained home has the perfect floor plan for entertaining. The bright and airy kitchen opens to the dining room and living room, all being spacious with plenty of natural light and neutral colors. All 3 bedrooms have plenty of room with large closets. The huge fenced backyard has more than enough room for all your activities. No does not require flood insurance and city water is available to be hooked up. At this price, in this area, this home should not last long. April 2019, New AC and hot water heater were installed. Call today for your private showing.

27. 2019-01-21
    listed $235,000 584-char remark

    Show marketing remark (584 chars)

    This extremely well-maintained home has the perfect floor plan for entertaining. The bright and airy kitchen opens to the dining room and living room, all being spacious with plenty of natural light and neutral colors. All 3 bedrooms have plenty of room with large closets. The huge fenced backyard has more than enough room for all your activities. No does not require flood insurance and city water is available to be hooked up. At this price, in this area, this home should not last long. April 2019, New AC and hot water heater were installed. Call today for your private showing.

28. 1997-11-21
    soldstatus $109,900

ⓘ 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: $1,983 · $165/mo
• Projected year-2 tax: $1,983 · $165/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) · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $26,399
• − Mortgage interest: −$14,844
• − Property taxes: −$1,983
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$7,709
• Taxable loss: −$3,686
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $1,756/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 — Prien

• Score: 64/100
• State rank: #174
• US rank: #14370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prien, LA
• County: Calcasieu Parish · 170,889 people
• 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

+147.5% since first listed

11 events — show timeline

• 2026-03-24 Price Changed $272,000 SWLAR
• 2026-01-17 Price Changed $274,000 SWLAR
• 2025-12-04 Price Changed $279,500 SWLAR
• 2025-11-07 Price Changed $280,000 SWLAR
• 2025-09-25 Price Changed $282,500 SWLAR
• 2025-09-13 Price Changed $285,000 SWLAR
• 2025-08-15 Listed $289,000 SWLAR
• 2019-10-25 Sold (Public Records) $235,000 Public Records
• 2019-10-24 Sold (MLS) — SWLAR
• 2019-01-21 Listed $235,000 SWLAR
• 1997-11-21 Sold (Public Records) $109,900 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,983 · +2.2% YoY. Source: county tax records.