3605 E Roosevelt St E · Lake Charles, LA 70607

$106,000

3 bd · 1.0 ba · 1,338 sqft · SingleFamily · 62 Days on market

Built 1955 0.26 ac lot $79/sqft · 13% above area Est $93k · 13% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Rent growth +4.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 3-bedroom, 1-bath home situated on approximately 0.26 acres in Lake Charles. Built in 1955, this property offers 1,338 square feet of living space and is ready for renovation, making it a great option for investors or buyers looking to bring new life to a home with potential. The layout provides a functional footprint with room to reimagine and customize to your needs. Property is not located in a flood zone. This property is an REO property. It is being sold as-is, where-is. Seller has no knowledge of the property or its improvements. Seller has never occupied the property. the 1st 15 days of listing period the property is Exclusively available for sale to Owner-Occupant Buyers, HUD-approved Nonprofits, and Governmental Entities and after the expiration of 15 days it is available for sale for any other investor. All measurements are M/L.

Key facts

• Ready for renovation
• 0.26 acres
• 0.26 acre lot

Tags

• 0.26 ACRES
• NOT LOCATED IN A FLOOD ZONE
• READY FOR RENOVATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $100k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: Rents rising fast (+8.6%/yr); 567 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $733 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $52k; list at $106k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $99,640 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1955 — 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: 1.30% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.06%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

• ARV (median comp): $93,440
• List price: $106,000
• Delta: 13.44%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2334 S Roosevelt St S	0.14mi	3/1.5	1,325 (-1%)	1mo	$50,000	$38	88
3413 Coolidge St	0.13mi	3/1.0	1,234 (-8%)	1mo	$117,500	$95	80
3617 Monroe St	0.06mi	3/1.0	1,424 (+6%)	22mo	$92,500	$65	68
3537 Taylor St	0.20mi	2/1.0 (-1)	1,245 (-7%)	9mo	$97,900	$79	66
2329 S Roosevelt St S	0.15mi	3/1.0	1,165 (-13%)	13mo	$90,000	$77	61
2209 Michele Ct	0.59mi	3/2.0	1,447 (+8%)	2mo	$195,000	$135	53
3401 Kingham Rd	0.71mi	3/2.0	1,250 (-7%)	8mo	$130,000	$104	45
3506 Taylor Dr	0.28mi	4/1.0 (+1)	1,500 (+12%)	21mo	$55,000	$37	44
2210 S Lake Michele Cir	0.55mi	3/2.0	1,508 (+13%)	10mo	$195,000	$129	41
2165 Willowick St	0.40mi	3/2.0	1,515 (+13%)	22mo	$120,000	$79	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.62×
• Total profit: $18,521
• Equity at exit: $15,805

10-year hold

• IRR: 26.7%
• Equity multiple: 3.89×
• Total profit: $85,741
• Equity at exit: $9,165

Cash invested: $29,680 (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 70607

• Rents YoY: 8.6%
• Active inventory: 567
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$556
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $447

Break-even live

Break-even rent $811

Max offer price $106,000

Occupancy floor 63%

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	0.78mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	1.05mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	1.19mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	21d	1	1.24mi
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	21d	1	1.39mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	1.42mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.46mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	43d	1	1.47mi

Listing history 11 events

1. 2026-06-08
   days on market $106,000 Active 62 DOM
2. 2026-06-07
   days on market $106,000 Active 61 DOM
3. 2026-06-05
   days on market $106,000 Active 58 DOM
4. 2026-06-02
   days on market $106,000 Active 56 DOM
5. 2026-06-01
   days on market $106,000 Active 55 DOM
6. 2026-05-31
   days on market $106,000 Active 54 DOM
7. 2026-05-30
   days on market $106,000 Active 53 DOM
8. 2026-04-07
   listed $106,000 Active 879-char remark

   Show marketing remark (879 chars)

   Opportunity awaits with this 3-bedroom, 1-bath home situated on approximately 0.26 acres in Lake Charles. Built in 1955, this property offers 1,338 square feet of living space and is ready for renovation, making it a great option for investors or buyers looking to bring new life to a home with potential. The layout provides a functional footprint with room to reimagine and customize to your needs. Property is not located in a flood zone. This property is an REO property. It is being sold as-is, where-is. Seller has no knowledge of the property or its improvements. Seller has never occupied the property. the 1st 15 days of listing period the property is Exclusively available for sale to Owner-Occupant Buyers, HUD-approved Nonprofits, and Governmental Entities and after the expiration of 15 days it is available for sale for any other investor. All measurements are M/L.

9. 2019-07-17
   soldstatus 597-char remark

   Show marketing remark (597 chars)

   Adorable single family home just seconds away form restaurants, shopping and more!! This 3 bed 1 bath home is move in ready and in immaculate condition. New laminate and tile flooring! Cut outs surrounding the kitchen, dining and living room provide an open concept feel! Has a den or second living room! Bath tub/shower has been redone with tile. The patio and fenced in backyard is perfect for friend and family gatherings, and the driveway provides ample parking for guests. Close proximity to Interstate 210. THIS HOME IS TRULY A MUST SEE! MOTIVATED SELLER!! All measurements are more or less.

10. 2019-05-15
    listed $119,000 597-char remark

    Show marketing remark (597 chars)

    Adorable single family home just seconds away form restaurants, shopping and more!! This 3 bed 1 bath home is move in ready and in immaculate condition. New laminate and tile flooring! Cut outs surrounding the kitchen, dining and living room provide an open concept feel! Has a den or second living room! Bath tub/shower has been redone with tile. The patio and fenced in backyard is perfect for friend and family gatherings, and the driveway provides ample parking for guests. Close proximity to Interstate 210. THIS HOME IS TRULY A MUST SEE! MOTIVATED SELLER!! All measurements are more or less.

11. 2001-05-18
    soldstatus $51,500

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $583 · $49/mo
• Expected delta: +$94/yr (+$8/mo · 19.2%)

ⓘ 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 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: $16,521
• − Mortgage interest: −$5,938
• − Property taxes: −$489
• − Insurance: −$530
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,084
• Taxable income: $3,837
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $4,441/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): 27,080
• Household income: $60,351
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1267.0

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 0.65)
• Race & ethnicity: White 46% Black 36% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 10% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -91.59%
• Current HPI: 93.679
• Rent YoY: ▲ 8.55%
• 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

+105.8% since first listed

4 events — show timeline

• 2026-04-07 Listed $106,000 SWLAR
• 2019-07-17 Sold (MLS) — SWLAR
• 2019-05-15 Listed $119,000 SWLAR
• 2001-05-18 Sold (Public Records) $51,500 Public Records

Property tax history

-0.4%/yr

Latest (2025): $489 · +1.3% YoY. Source: county tax records.