3139 Crest Ln · Lake Charles, LA 70607

$235,000

4 bd · 2.0 ba · 1,901 sqft · SingleFamily · 40 Days on market

Built 2018 7,405 sqft lot $124/sqft · 12% below area Est $267k · 12% under $35/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +13.0/15.0
• Cash flow +8.2/30.0
• Rent growth +4.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

48 HR First Right of Refusal. OWNER MOTIVATED TO SELL! Better than new 4 bedroom, 2 bath home with panoramic views of the privacy fenced yard. Oversized garage, firepit, and storage remain. This home is great for entertaining inside or outside. Tons of custom cabinets, granite island in kitchen, walk-in pantry, and gas stove. You will love the oversized master suite with a spa like bath, separate sinks, soaking tub, walk-in shower, and a giant walk-in closet. This home already has custom blinds and curtains, brand new refrigerator, security system, outdoor shed, and a fire pit that will all stay for the new owner. Flood Zone X. Walking distance to new golf course and soon to come St. Louis & Hamilton.

Key facts

• Open floor plan
• Near golf course
• Walk-in pantry

Tags

• OPEN FLOOR PLAN
• WALK-IN PANTRY
• FULLY FENCED BACKYARD
• NEAR GOLF COURSE

Property features AI

Finance

• Other: Subdivision: Crest Morganfield Ph 1
• HOA & community: Homeowners association with a $35 monthly fee; Community features include golf

Exterior

• Parking: Attached garage with 2 garage spaces; Additional open parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family residence; One story; South-facing; Built by D. R. Horton; No common walls
• Construction: Brick and concrete construction; Slab foundation
• Exterior features: Exterior lighting; Rear covered porch; Wood fencing (fenced yard); Shingle roof; City lot; Paved roads and city street frontage; Has a view

Interior

• Kitchen: Built-in range; Convection oven; Electric cooktop; Electric oven; Dishwasher; Microwave
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Granite counters; Kitchen island; Double vanity; Accessible full bath
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (29.0% below list).
• Recommended offer: $167k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.3% in Lake Charles — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: F. K. White Middle School (math 26% / reading 39%, grade F, #104 of 218 statewide, top 48%, 661 students, 67% FRL); Lagrange High School (math 9% / reading 22%, grade F, #217 of 265 statewide, top 82%, 907 students, 76% FRL) — zoned schools average 72% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 37% district-wide (-13 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 (+8.6%/yr); 567 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 33% of the median local income ($60k/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 $7k 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 40 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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.

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 $166,843 (29.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 11.7

CMA / ARV

• ARV (median comp): $267,451
• List price: $235,000
• Delta: -12.13%
• 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
3238 Fairwood Ln	0.47mi	4/2.0	1,881 (-1%)	4mo	$295,000	$157	73
3255 Fairwood Ln	0.51mi	4/—	1,951 (+3%)	6mo	$297,000	$152	67
3263 Fairwood Ln	0.52mi	3/2.0 (-1)	1,902 (+0%)	8mo	$264,500	$139	64
3017 Forestwood Dr Dr	0.51mi	3/2.0 (-1)	1,855 (-2%)	9mo	$269,900	$145	60
4511 Bellview Dr	0.55mi	3/2.0 (-1)	1,887 (-1%)	12mo	$255,000	$135	58
3287 Fairwood Ln	0.56mi	3/2.0 (-1)	1,781 (-6%)	1mo	$255,500	$143	57
3303 Fairwood Ln	0.58mi	4/3.0	1,991 (+5%)	5mo	$272,000	$137	56
3021 Forestwood Dr	0.50mi	3/2.0 (-1)	1,727 (-9%)	2mo	$246,500	$143	55
4537 Green Wood Way	0.59mi	3/2.0 (-1)	1,848 (-3%)	11mo	$295,000	$160	54
3235 Finwood Dr	0.33mi	4/3.0	2,175 (+14%)	4mo	$308,000	$142	53
4505 Bear Crossing Ln	0.45mi	4/2.0	2,171 (+14%)	12mo	$303,000	$140	46
3013 Forestwood Dr	0.51mi	3/2.0 (-1)	1,656 (-13%)	7mo	$215,000	$130	44

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: -18.0%
• Equity multiple: 0.34×
• Total profit: $-43,432
• Equity at exit: $35,039

10-year hold

• IRR: -3.0%
• Equity multiple: 0.76×
• Total profit: $-16,007
• Equity at exit: $20,319

Cash invested: $65,800 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$98
• HOA: −$35
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-222

Break-even live

Break-even rent $1,950

Max offer price $195,774

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-156	+0% $-222	+5% $-289	+10% $-355
Rent	-10% $-354	-5% $-288	+0% $-222	+5% $-156	+10% $-90
Rate	-1.0pp $-104	-0.5pp $-162	base $-222	+0.5pp $-283	+1.0pp $-345

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3089 James Ct Lake Charles, LA	2.0–3.0	2.0–2.5	1113	$1,975	$1.77	44d	1	0.51mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: gassecurity

Listing history 40 events

1. 2026-06-18
   status $235,000 Pending 40 DOM
2. 2026-06-18
   days on market $235,000 Active 40 DOM
3. 2026-06-17
   days on market $235,000 Active 39 DOM
4. 2026-06-16
   days on market $235,000 Active 38 DOM
5. 2026-06-15
   days on market $235,000 Active 37 DOM
6. 2026-06-14
   days on market $235,000 Active 35 DOM
7. 2026-06-13
   days on market $235,000 Active 34 DOM
8. 2026-06-10
   days on market $235,000 Active 32 DOM
9. 2026-06-09
   days on market $235,000 Active 31 DOM
10. 2026-06-08
    days on market $235,000 Active 30 DOM
11. 2026-06-07
    days on market $235,000 Active 29 DOM
12. 2026-06-05
    days on market $235,000 Active 26 DOM
13. 2026-06-02
    days on market $235,000 Active 24 DOM
14. 2026-06-01
    days on market $235,000 Active 23 DOM
15. 2026-05-31
    days on market $235,000 Active 22 DOM
16. 2026-05-30
    days on market $235,000 Active 21 DOM
17. 2026-05-12
    status Pending 726-char remark
18. 2026-05-07
    listed $235,000 Active 726-char remark
19. 2026-05-01
    listed $235,000 Active 726-char remark
20. 2025-10-22
    historical $2,100
21. 2025-10-17
    listed $2,100
22. 2025-10-17
    historical $2,100
23. 2025-09-18
    listed $2,100
24. 2025-09-18
    historical $2,100
25. 2025-07-24
    listed $2,100
26. 2025-07-21
    price $259,900
27. 2025-05-12
    price $264,900
28. 2023-07-12
    soldstatus

    Show marketing remark (716 chars)

    48 HR First Right of Refusal. OWNER MOTIVATED TO SELL! Better than new 4 bedroom, 2 bath home with panoramic views of the privacy fenced yard. Oversized garage, firepit, and storage remain. This home is great for entertaining inside or outside. Tons of custom cabinets, granite island in kitchen, walk-in pantry, and gas stove. You will love the oversized master suite with a spa like bath, separate sinks, soaking tub, walk-in shower, and a giant walk-in closet. This home already has custom blinds and curtains, brand new refrigerator, security system, outdoor shed, and a fire pit that will all stay for the new owner. Flood Zone X. Walking distance to new golf course and soon to come St. Louis & Hamilton.

29. 2023-07-12
    soldstatus Closed

    Show marketing remark (716 chars)

    48 HR First Right of Refusal. OWNER MOTIVATED TO SELL! Better than new 4 bedroom, 2 bath home with panoramic views of the privacy fenced yard. Oversized garage, firepit, and storage remain. This home is great for entertaining inside or outside. Tons of custom cabinets, granite island in kitchen, walk-in pantry, and gas stove. You will love the oversized master suite with a spa like bath, separate sinks, soaking tub, walk-in shower, and a giant walk-in closet. This home already has custom blinds and curtains, brand new refrigerator, security system, outdoor shed, and a fire pit that will all stay for the new owner. Flood Zone X. Walking distance to new golf course and soon to come St. Louis & Hamilton.

30. 2023-05-19
    status Pending
31. 2023-05-08
    listed $259,500 Active
32. 2023-01-18
    listed $259,500

    Show marketing remark (716 chars)

    48 HR First Right of Refusal. OWNER MOTIVATED TO SELL! Better than new 4 bedroom, 2 bath home with panoramic views of the privacy fenced yard. Oversized garage, firepit, and storage remain. This home is great for entertaining inside or outside. Tons of custom cabinets, granite island in kitchen, walk-in pantry, and gas stove. You will love the oversized master suite with a spa like bath, separate sinks, soaking tub, walk-in shower, and a giant walk-in closet. This home already has custom blinds and curtains, brand new refrigerator, security system, outdoor shed, and a fire pit that will all stay for the new owner. Flood Zone X. Walking distance to new golf course and soon to come St. Louis & Hamilton.

33. 2022-07-26
    soldstatus
34. 2022-07-26
    soldstatus $255,000
35. 2022-06-10
    listed $260,500
36. 2020-08-12
    soldstatus
37. 2020-08-06
    soldstatus $228,500
38. 2020-04-28
    listed $227,500
39. 2018-08-06
    soldstatus
40. 2018-03-25
    listed $225,500

ⓘ 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: $2,098 · $175/mo
• Projected year-2 tax: $2,098 · $175/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 4/10 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: $20,021
• − Mortgage interest: −$13,164
• − Property taxes: −$2,098
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − HOA: −$420
• − Depreciation: −$6,836
• Taxable loss: −$6,875
• Est. tax savings @ 24.0%: +$1,650
• After-tax cash flow: $-1,015/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

+4.2% since first listed

25 events — show timeline

• 2026-06-18 Pending — SWLAR
• 2026-05-20 Relisted — SWLAR
• 2026-05-12 Pending — SWLAR
• 2026-05-01 Listed $235,000 SWLAR
• 2025-10-22 Rental Removed $2,100 REALLYO
• 2025-10-17 Listed for Rent $2,100 REALLYO
• 2025-10-17 Rental Removed $2,100 SWLAR
• 2025-09-18 Listed for Rent $2,100 SWLAR
• 2025-09-18 Rental Removed $2,100 REALLYO
• 2025-07-24 Listed for Rent $2,100 REALLYO
• 2025-07-21 Price Changed $259,900 GFPAR
• 2025-05-12 Price Changed $264,900 GFPAR
• 2023-07-12 Sold (MLS) — GFPAR
• 2023-07-12 Sold (MLS) — SWLAR
• 2023-05-19 Pending — GFPAR
• 2023-05-08 Listed $259,500 GFPAR
• 2023-01-18 Listed $259,500 SWLAR
• 2022-07-26 Sold (Public Records) $255,000 Public Records
• 2022-07-26 Sold (MLS) — SWLAR
• 2022-06-10 Listed $260,500 SWLAR
• 2020-08-12 Sold (MLS) — SWLAR
• 2020-08-06 Sold (Public Records) $228,500 Public Records
• 2020-04-28 Listed $227,500 SWLAR
• 2018-08-06 Sold (MLS) — SWLAR
• 2018-03-25 Listed $225,500 SWLAR

Property tax history

+24.4%/yr

Latest (2025): $2,098 · +1.3% YoY. Source: county tax records.