809 E Kade Ln E · Prien, LA 70605

$325,000

4 bd · 2.5 ba · 2,584 sqft · SingleFamily · 320 Days on market

Built 2009 0.49 ac lot $126/sqft · 20% below area Est $405k · 20% under

---

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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.9/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1-story brick home offers 4 bedrooms, 3.5 baths, featuring 0.49-acre lot, 2-car attached garage, cozy living room with fireplace. Enjoy classic elegance with crown molding and beautiful granite countertops in the kitchen. Home offers plenty of space inside and out. Don't miss out--schedule a viewing today.

Key facts

• 0.49 acre lot
• 2 garage spots
• Built 2009

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $932 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.6% 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: amenities F, commute F, health & safety 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.
• Zoned schools: A. A. Nelson Elementary School (math 36% / reading 52%, grade F, #191 of 646 statewide, top 30%, 741 students, 55% 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 54% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 464 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• At $3,855/mo this rent would consume 54% of the median local household income ($86k/yr) (locally 1328% 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 $2k of loan paydown is wiped out by about $10k 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 $91k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $281k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $286,000 (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. 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: 1.19% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 7.0

CMA / ARV

• ARV (median comp): $405,093
• List price: $325,000
• Delta: -19.77%
• 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
1023 S Kade Ln S	0.33mi	4/3.0	2,645 (+2%)	7mo	$380,000	$144	73
931 Mary Diane Mccall Dr	0.30mi	4/3.0	2,500 (-3%)	10mo	$480,000	$192	71
827 S Kade Ln S	0.11mi	4/2.0	2,351 (-9%)	10mo	$420,000	$179	70
1048 Mary Diane Mccall Dr	0.37mi	4/3.0	2,452 (-5%)	19mo	$464,000	$189	56
6159 Oak Leaf Ln	0.57mi	3/2.0 (-1)	2,427 (-6%)	3mo	$315,000	$130	54
6517 W Ella Kate Ln W	0.43mi	4/2.0	2,384 (-8%)	17mo	$465,000	$195	50
912 Kade Ln	0.19mi	4/3.0	2,950 (+14%)	19mo	$525,000	$178	50
521 S Lake Ct S	0.50mi	5/3.0 (+1)	2,897 (+12%)	16mo	$415,000	$143	36
1139 N Ella Kate Ln N	0.55mi	3/2.0 (-1)	2,274 (-12%)	23mo	$400,000	$176	28

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: 7.2%
• Equity multiple: 1.30×
• Total profit: $27,023
• Equity at exit: $48,459

10-year hold

• IRR: 20.4%
• Equity multiple: 3.12×
• Total profit: $192,572
• Equity at exit: $28,100

Cash invested: $91,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $3,855 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$274 /mo · $3,290/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$810
• Net cashflow: $932

Break-even live

Break-even rent $2,676

Max offer price $325,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,116	-5% $1,024	+0% $932	+5% $840	+10% $748
Rent	-10% $627	-5% $779	+0% $932	+5% $1,084	+10% $1,236
Rate	-1.0pp $1,095	-0.5pp $1,014	base $932	+0.5pp $847	+1.0pp $762

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.85mi
5124 E Worthington Dr Lake Charles, LA	5.0	4.5	3536	$5,200	$1.47	45d	1	1.17mi
1549 L'Acadie Dr Lake Charles, LA	4.0	4.0	3100	$3,550	$1.15	15d	1	1.45mi

Listing history 24 events

1. 2026-06-21
   days on market $325,000 Active 320 DOM
2. 2026-06-19
   days on market $325,000 Active 318 DOM
3. 2026-06-18
   days on market $325,000 Active 317 DOM
4. 2026-06-17
   days on market $325,000 Active 316 DOM
5. 2026-06-16
   days on market $325,000 Active 315 DOM
6. 2026-06-15
   days on market $325,000 Active 314 DOM
7. 2026-06-14
   days on market $325,000 Active 312 DOM
8. 2026-06-13
   days on market $325,000 Active 311 DOM
9. 2026-06-10
   days on market $325,000 Active 309 DOM
10. 2026-06-09
    days on market $325,000 Active 308 DOM
11. 2026-06-08
    days on market $325,000 Active 307 DOM
12. 2026-06-07
    days on market $325,000 Active 306 DOM
13. 2026-06-05
    days on market $325,000 Active 303 DOM
14. 2026-06-02
    days on market $325,000 Active 301 DOM
15. 2026-06-01
    days on market $325,000 Active 300 DOM
16. 2026-05-31
    days on market $325,000 Active 299 DOM
17. 2026-05-30
    days on market $325,000 Active 298 DOM
18. 2026-05-20
    price $325,000 312-char remark

    Show marketing remark (312 chars)

    This 1-story brick home offers 4 bedrooms, 3.5 baths, featuring 0.49-acre lot, 2-car attached garage, cozy living room with fireplace. Enjoy classic elegance with crown molding and beautiful granite countertops in the kitchen. Home offers plenty of space inside and out. Don't miss out--schedule a viewing today.

19. 2026-03-24
    price $330,000 312-char remark

    Show marketing remark (312 chars)

    This 1-story brick home offers 4 bedrooms, 3.5 baths, featuring 0.49-acre lot, 2-car attached garage, cozy living room with fireplace. Enjoy classic elegance with crown molding and beautiful granite countertops in the kitchen. Home offers plenty of space inside and out. Don't miss out--schedule a viewing today.

20. 2026-02-09
    price $350,000 312-char remark

    Show marketing remark (312 chars)

    This 1-story brick home offers 4 bedrooms, 3.5 baths, featuring 0.49-acre lot, 2-car attached garage, cozy living room with fireplace. Enjoy classic elegance with crown molding and beautiful granite countertops in the kitchen. Home offers plenty of space inside and out. Don't miss out--schedule a viewing today.

21. 2025-11-19
    price $360,000 312-char remark

    Show marketing remark (312 chars)

    This 1-story brick home offers 4 bedrooms, 3.5 baths, featuring 0.49-acre lot, 2-car attached garage, cozy living room with fireplace. Enjoy classic elegance with crown molding and beautiful granite countertops in the kitchen. Home offers plenty of space inside and out. Don't miss out--schedule a viewing today.

22. 2025-09-17
    price $370,000 312-char remark

    Show marketing remark (312 chars)

    This 1-story brick home offers 4 bedrooms, 3.5 baths, featuring 0.49-acre lot, 2-car attached garage, cozy living room with fireplace. Enjoy classic elegance with crown molding and beautiful granite countertops in the kitchen. Home offers plenty of space inside and out. Don't miss out--schedule a viewing today.

23. 2025-04-25
    listed $380,000 Active 312-char remark

    Show marketing remark (312 chars)

    This 1-story brick home offers 4 bedrooms, 3.5 baths, featuring 0.49-acre lot, 2-car attached garage, cozy living room with fireplace. Enjoy classic elegance with crown molding and beautiful granite countertops in the kitchen. Home offers plenty of space inside and out. Don't miss out--schedule a viewing today.

24. 2012-10-04
    soldstatus $281,000

ⓘ 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: $3,290 · $274/mo
• Projected year-2 tax: $3,290 · $274/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $46,262
• − Mortgage interest: −$18,205
• − Property taxes: −$3,290
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,701
• − Management: −$3,701
• − Depreciation: −$9,455
• Taxable income: $6,285
• Est. tax owed @ 24.0%: −$1,508
• After-tax cash flow: $9,671/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

• 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

+15.7% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $325,000 SWLAR
• 2026-03-24 Price Changed $330,000 SWLAR
• 2026-02-09 Price Changed $350,000 SWLAR
• 2025-11-19 Price Changed $360,000 SWLAR
• 2025-09-17 Price Changed $370,000 SWLAR
• 2025-04-25 Listed $380,000 SWLAR
• 2012-10-04 Sold (Public Records) $281,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $3,290 · +2.2% YoY. Source: county tax records.