1323 10th St · Lake Charles, LA 70601

$193,900

3 bd · 3.0 ba · 2,128 sqft · SingleFamily · 21 Days on market

Built 1954 0.27 ac lot Est $240k · 19% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• 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

Welcome to this charming cottage nestled on a beautiful corner lot in a neighborhood of well-maintained homes, where character, comfort, and just the right amount of personality come together effortlessly. From the moment you arrive, you’ll appreciate the inviting curb appeal - and the bonus space that only a corner property can offer. Inside, this bright and sunny home is filled with warmth and charm, highlighted by a sunroom, original hardwood flooring, built-ins, arches and more. You’ll also find an abundance of cabinetry and storage throughout. Every room offers thoughtful touches that make daily living both comfortable and convenient. A standout feature of this property is

Key facts

• Sunroom
• Corner lot
• 0.27 acre lot

Tags

• CORNER LOT
• SUNROOM
• ABUNDANCE OF CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/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 $181k (6.7% below list).
• Recommended offer: $181k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: Pearl Watson Elementary School (math 12% / reading 17%, grade F, #516 of 646 statewide, top 82%, 325 students, 93% FRL); Ray D. Molo Middle Magnet School (math 6% / reading 18%, grade F, #193 of 218 statewide, top 88%, 325 students, 91% FRL); Washington/Marion Magnet High School (math 8% / reading 12%, grade F, #241 of 265 statewide, top 93%, 587 students, 80% FRL) — zoned schools average 88% FRL vs 52% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 37% district-wide (-25 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 lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 21 days — a 2% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $132k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,865 (6.7% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.93% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $240,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 9th St	0.23mi	3/3.0	2,248 (+6%)	11mo	$283,400	$126	70
1414 12th St St	0.22mi	3/2.0	1,973 (-7%)	9mo	$74,000	$38	66
1311 11th St	0.09mi	3/2.0	1,911 (-10%)	12mo	$216,000	$113	65
1209 11th St	0.13mi	4/— (+1)	2,436 (+14%)	8mo	$150,000	$62	58
1305 Kirkman St	0.62mi	3/2.0	1,976 (-7%)	3mo	$292,000	$148	53
903 14th St	0.50mi	3/2.0	1,850 (-13%)	1mo	$43,500	$24	50
1721 11th St	0.34mi	3/2.0	1,856 (-13%)	11mo	$105,000	$57	50
1002 Iris St	0.67mi	3/3.0	2,197 (+3%)	20mo	$345,000	$157	47
1405 Kirkman St	0.59mi	4/3.5 (+1)	2,365 (+11%)	3mo	$290,000	$123	44
709 6th St	0.67mi	3/2.0	1,855 (-13%)	1mo	$273,056	$147	42
2016 10th St St	0.57mi	4/2.0 (+1)	1,900 (-11%)	6mo	$159,900	$84	41
665 6th St	0.70mi	4/2.0 (+1)	1,982 (-7%)	13mo	$211,800	$107	36

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-10,345
• Equity at exit: $28,911

10-year hold

• IRR: 7.8%
• Equity multiple: 1.67×
• Total profit: $36,420
• Equity at exit: $16,765

Cash invested: $54,292 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $238

Break-even live

Break-even rent $1,507

Max offer price $193,900

Occupancy floor 82%

Sensitivity live

Price	-10% $348	-5% $293	+0% $238	+5% $183	+10% $128
Rent	-10% $95	-5% $167	+0% $238	+5% $310	+10% $381
Rate	-1.0pp $336	-0.5pp $287	base $238	+0.5pp $188	+1.0pp $137

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: $48,475
• Closing costs: $5,817
• 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	0.66mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	45d	1	0.90mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	45d	1	1.11mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	15d	1	1.16mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	45d	1	1.24mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	45d	1	1.41mi

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-06
   status Active
3. 2026-03-30
   status Pending
4. 2026-03-25
   listed $193,900 Active
5. 2011-09-01
   soldstatus $132,500
6. 2005-11-14
   soldstatus $141,000
7. 2002-04-19
   soldstatus $115,000

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $1,117 · $93/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $21,704
• − Mortgage interest: −$10,861
• − Property taxes: −$1,117
• − Insurance: −$970
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$5,641
• Taxable loss: −$357
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $2,944/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

+68.6% since first listed

7 events — show timeline

• 2026-04-22 Pending — SWLAR
• 2026-04-06 Relisted — SWLAR
• 2026-03-30 Pending — SWLAR
• 2026-03-25 Listed $193,900 SWLAR
• 2011-09-01 Sold (Public Records) $132,500 Public Records
• 2005-11-14 Sold (Public Records) $141,000 Public Records
• 2002-04-19 Sold (Public Records) $115,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,117 · +4.5% YoY. Source: county tax records.