1802 Rose St · Lake Charles, LA 70601

$40,000

4 bd · 2.0 ba · 2,101 sqft · SingleFamily · 71 Days on market

Built 1970 9,583 sqft lot $19/sqft · 75% below area ↓ 42% since listing

---

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
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in the heart of Lake Charles! Centrally located near area hospitals and McNeese State University, this spacious property offers over 2,000 living square feet with 4 bedrooms and 2 full bathrooms. Inside, you'll find a functional layout with great potential to customize and add value. The home features a fully fenced yard and a roof that was replaced in 2023—giving you a solid head start on improvements. With a little TLC, this property could make an excellent rental, flip, or long-term investment. Looking to expand your portfolio? Be sure to check out 1204 Vickie Ln Lake Charles as well—seller is willing to consider a package deal!

Key facts

• Fully fenced yard
• Roof replaced
• 9,583 sq ft lot

Tags

• FULLY FENCED YARD
• ROOF REPLACED

Property features AI

Exterior

• Home design: Single-family residence; One-story
• Construction: Residential construction
• Exterior features: Lot in a residential neighborhood

Interior

• Bedrooms: Not specified
• Bathrooms: 2 full bathrooms
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 36.5% 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.
• Zoned schools: Oak Park Elementary School (math 12% / reading 17%, grade F, #516 of 646 statewide, top 82%, 246 students, 87% FRL); Oak Park Middle School (math 10% / reading 22%, grade F, #180 of 218 statewide, top 83%, 385 students, 83% FRL); Lagrange High School (math 9% / reading 22%, grade F, #217 of 265 statewide, top 82%, 907 students, 76% FRL) — zoned schools average 82% FRL vs 52% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 37% district-wide (-22 pts) — the specific schools serving this property underperform the Calcasieu Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.2%/yr); 364 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 40% of the median local income ($50k/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 $277 of loan paydown is wiped out by about $1k 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 + 6.2% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $20k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 4.13% ✓
• Cap rate: 36.55%
• Cash-on-cash: 108.05%
• DSCR: 5.81
• GRM: 2.0

CMA / ARV

• ARV (median comp): $160,754
• List price: $40,000
• Delta: -75.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2016 10th St St	0.32mi	4/2.0	1,900 (-10%)	6mo	$159,900	$84	64
1414 12th St St	0.29mi	3/2.0 (-1)	1,973 (-6%)	9mo	$74,000	$38	64
2026 18th St	0.48mi	3/3.0 (-1)	2,100 (-0%)	11mo	$225,000	$107	59
1721 11th St	0.18mi	3/2.0 (-1)	1,856 (-12%)	11mo	$105,000	$57	58
1311 11th St	0.44mi	3/2.0 (-1)	1,911 (-9%)	12mo	$216,000	$113	50
1611 9th St	0.41mi	3/2.0 (-1)	1,872 (-11%)	23mo	$93,000	$50	39
1102 9th St	0.67mi	3/3.0 (-1)	2,248 (+7%)	11mo	$283,400	$126	39
2119 20th St	0.71mi	3/2.5 (-1)	2,150 (+2%)	22mo	$220,000	$102	37

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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.65×
• Total profit: $63,236
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 15.45×
• Total profit: $161,800
• Equity at exit: $3,458

Cash invested: $11,200 (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 70601

• Rents YoY: 6.2%
• Active inventory: 364
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$210
• Tax from tax record: −$69 /mo · $834/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $1,008

Break-even live

Break-even rent $375

Max offer price $40,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,031	-5% $1,020	+0% $1,008	+5% $997	+10% $986
Rent	-10% $878	-5% $943	+0% $1,008	+5% $1,074	+10% $1,139
Rate	-1.0pp $1,029	-0.5pp $1,019	base $1,008	+0.5pp $998	+1.0pp $988

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	22d	1	0.21mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	15d	1	1.04mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	45d	1	1.30mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	15d	1	1.41mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	22d	1	1.46mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	45d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   statusdays on marketlisting id $40,000 Pending 71 DOM
2. 2026-06-18
   days on market $40,000 Active 34 DOM
3. 2026-06-17
   days on market $40,000 Active 33 DOM
4. 2026-06-16
   days on market $40,000 Active 32 DOM
5. 2026-06-15
   days on market $40,000 Active 31 DOM
6. 2026-06-14
   days on market $40,000 Active 29 DOM
7. 2026-06-13
   days on market $40,000 Active 28 DOM
8. 2026-06-10
   days on market $40,000 Active 26 DOM
9. 2026-06-09
   days on market $40,000 Active 25 DOM
10. 2026-06-09
    price $40,000 Active 24 DOM
11. 2026-06-08
    days on market $52,500 Active 24 DOM

    Show marketing remark (672 chars)

    Investor opportunity in the heart of Lake Charles! Centrally located near area hospitals and McNeese State University, this spacious property offers over 2,000 living square feet with 4 bedrooms and 2 full bathrooms. Inside, you'll find a functional layout with great potential to customize and add value. The home features a fully fenced yard and a roof that was replaced in 2023—giving you a solid head start on improvements. With a little TLC, this property could make an excellent rental, flip, or long-term investment. Looking to expand your portfolio? Be sure to check out 1204 Vickie Ln Lake Charles as well—seller is willing to consider a package deal!

12. 2026-06-07
    days on market $52,500 Active 23 DOM
13. 2026-06-05
    days on market $52,500 Active 20 DOM
14. 2026-06-02
    days on market $52,500 Active 18 DOM
15. 2026-06-01
    days on market $52,500 Active 17 DOM
16. 2026-05-31
    days on market $52,500 Active 16 DOM
17. 2026-05-30
    days on market $52,500 Active 15 DOM
18. 2026-05-08
    price $52,500 672-char remark

    Show marketing remark (672 chars)

    Investor opportunity in the heart of Lake Charles! Centrally located near area hospitals and McNeese State University, this spacious property offers over 2,000 living square feet with 4 bedrooms and 2 full bathrooms. Inside, you'll find a functional layout with great potential to customize and add value. The home features a fully fenced yard and a roof that was replaced in 2023—giving you a solid head start on improvements. With a little TLC, this property could make an excellent rental, flip, or long-term investment. Looking to expand your portfolio? Be sure to check out 1204 Vickie Ln Lake Charles as well—seller is willing to consider a package deal!

19. 2026-05-08
    price $52,500 662-char remark

    Show marketing remark (672 chars)

    Investor opportunity in the heart of Lake Charles! Centrally located near area hospitals and McNeese State University, this spacious property offers over 2,000 living square feet with 4 bedrooms and 2 full bathrooms. Inside, you'll find a functional layout with great potential to customize and add value. The home features a fully fenced yard and a roof that was replaced in 2023—giving you a solid head start on improvements. With a little TLC, this property could make an excellent rental, flip, or long-term investment. Looking to expand your portfolio? Be sure to check out 1204 Vickie Ln Lake Charles as well—seller is willing to consider a package deal!

20. 2026-05-08
    listed $60,500 Active 662-char remark

    Show marketing remark (672 chars)

    Investor opportunity in the heart of Lake Charles! Centrally located near area hospitals and McNeese State University, this spacious property offers over 2,000 living square feet with 4 bedrooms and 2 full bathrooms. Inside, you'll find a functional layout with great potential to customize and add value. The home features a fully fenced yard and a roof that was replaced in 2023—giving you a solid head start on improvements. With a little TLC, this property could make an excellent rental, flip, or long-term investment. Looking to expand your portfolio? Be sure to check out 1204 Vickie Ln Lake Charles as well—seller is willing to consider a package deal!

21. 2026-05-07
    status Active 672-char remark

    Show marketing remark (672 chars)

    Investor opportunity in the heart of Lake Charles! Centrally located near area hospitals and McNeese State University, this spacious property offers over 2,000 living square feet with 4 bedrooms and 2 full bathrooms. Inside, you'll find a functional layout with great potential to customize and add value. The home features a fully fenced yard and a roof that was replaced in 2023—giving you a solid head start on improvements. With a little TLC, this property could make an excellent rental, flip, or long-term investment. Looking to expand your portfolio? Be sure to check out 1204 Vickie Ln Lake Charles as well—seller is willing to consider a package deal!

22. 2026-04-28
    status Pending 672-char remark

    Show marketing remark (672 chars)

    Investor opportunity in the heart of Lake Charles! Centrally located near area hospitals and McNeese State University, this spacious property offers over 2,000 living square feet with 4 bedrooms and 2 full bathrooms. Inside, you'll find a functional layout with great potential to customize and add value. The home features a fully fenced yard and a roof that was replaced in 2023—giving you a solid head start on improvements. With a little TLC, this property could make an excellent rental, flip, or long-term investment. Looking to expand your portfolio? Be sure to check out 1204 Vickie Ln Lake Charles as well—seller is willing to consider a package deal!

23. 2026-03-23
    listed $60,500 Active 672-char remark

    Show marketing remark (672 chars)

    Investor opportunity in the heart of Lake Charles! Centrally located near area hospitals and McNeese State University, this spacious property offers over 2,000 living square feet with 4 bedrooms and 2 full bathrooms. Inside, you'll find a functional layout with great potential to customize and add value. The home features a fully fenced yard and a roof that was replaced in 2023—giving you a solid head start on improvements. With a little TLC, this property could make an excellent rental, flip, or long-term investment. Looking to expand your portfolio? Be sure to check out 1204 Vickie Ln Lake Charles as well—seller is willing to consider a package deal!

24. 2025-02-19
    price $50,000
25. 2024-10-17
    price $68,500

ⓘ 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: $834 · $69/mo
• Projected year-2 tax: $834 · $69/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 19 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: $19,813
• − Mortgage interest: −$2,241
• − Property taxes: −$834
• − Insurance: −$200
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$1,164
• Taxable income: $12,205
• Est. tax owed @ 24.0%: −$2,929
• After-tax cash flow: $9,172/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): 30,872
• Household income: $49,992
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1304.0

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 0.55)
• Race & ethnicity: Black 59% White 31% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Lithuanian 7% Iranian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -109.32%
• Current HPI: 55.6127
• Rent YoY: ▲ 6.18%
• 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

-41.6% since first listed

14 events — show timeline

• 2026-06-08 Price Changed $40,000 SWLAR
• 2026-06-08 Price Changed $40,000 GFPAR
• 2026-05-26 Relisted — GFPAR
• 2026-05-26 Relisted — SWLAR
• 2026-05-19 Delisted — GFPAR
• 2026-05-19 Pending — SWLAR
• 2026-05-08 Price Changed $52,500 SWLAR
• 2026-05-08 Price Changed $52,500 GFPAR
• 2026-05-08 Listed $60,500 GFPAR
• 2026-05-07 Relisted — SWLAR
• 2026-04-28 Pending — SWLAR
• 2026-03-23 Listed $60,500 SWLAR
• 2025-02-19 Price Changed $50,000 GFPAR
• 2024-10-17 Price Changed $68,500 GFPAR

Property tax history

-0.6%/yr

Latest (2025): $834 · +1.3% YoY. Source: county tax records.