628 15th St · Lake Charles, LA 70601

$99,900

2 bd · 1.0 ba · 778 sqft · SingleFamily · 50 Days on market

Built 1970 5,227 sqft lot $128/sqft · 16% above area Est $86k · 16% over

---

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).

• Cash flow +17.4/30.0
• DSCR +5.4/10.0
• 1% rule +4.4/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Explore this charming two-bedroom, one-and-a-half-bath home offering 778 square feet of thoughtfully updated living space with its convenient location close to downtown. Step inside to find a bright open floor plan that blends living, dining, and kitchen areas with beautiful wood floors and plenty of natural light. The fresh interior paint throughout creates a clean, inviting feel, and the layout maximizes every inch of space for comfortable everyday living. The kitchen has been completely refreshed with updated cabinetry, granite countertops, and stainless-steel appliances including an electric range and refrigerator. A dedicated laundry room offers added functionality with overhead storag

Key facts

• Open floor plan
• Wood floors
• Natural light

Tags

• OPEN FLOOR PLAN
• WOOD FLOORS
• NATURAL LIGHT
• REFRESHED KITCHEN
• UPDATED CABINETRY
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Appliances included; Located on a 0.12-acre lot (approximate dimensions 53 x 120)

Exterior

• Parking: Open parking; Concrete driveway
• Utilities: Public water; Public sewer; Electricity available and connected; Water and sewer available and connected
• Home design: Single-family residence; One story / single level; No shared/common walls; Residential zoning
• Construction: Vinyl siding; Raised foundation; Shingle roof; House structure type; Built as a single-story home
• Exterior features: Front porch; Rear porch; Privacy wood fencing; Back yard; Front yard; City lot; Irregular lot

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom; 2 bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans; Recessed lighting
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room inside the home; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $75 ($898/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 $94k (5.8% below list).
• Recommended offer: $94k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: College Oaks Elementary School (math 12% / reading 22%, grade F, #487 of 646 statewide, top 78%, 254 students, 78% 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 79% FRL vs 52% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 37% district-wide (-21 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); 363 active listings in the ZIP; 23 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 $691 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $100k implies a 185% gain — meaningful room to come down on a strong offer.

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 $94,108 (5.8% below list)

Questions for the listing agent

1. It's been on market 50 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.94% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (median comp): $86,359
• List price: $99,900
• Delta: 15.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Live Oak St	0.23mi	2/1.0	759 (-2%)	23mo	$83,000	$109	66
2605 Demarest St	0.51mi	2/1.0	761 (-2%)	18mo	$81,900	$108	57
3102 Hodges St	0.60mi	2/1.0	827 (+6%)	12mo	$95,000	$115	51
720 Orange St	0.37mi	2/1.0	840 (+8%)	23mo	$85,000	$101	50
218 W 11th St W	0.71mi	2/1.0	875 (+12%)	11mo	$80,000	$91	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: -7.8%
• Equity multiple: 0.70×
• Total profit: $-8,316
• Equity at exit: $14,895

10-year hold

• IRR: 5.3%
• Equity multiple: 1.45×
• Total profit: $12,508
• Equity at exit: $8,638

Cash invested: $27,972 (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: 363
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $941 high
• Mortgage (P&I): −$524
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $75

Break-even live

Break-even rent $846

Max offer price $99,900

Occupancy floor 87%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	21d	1	0.27mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	21d	1	0.57mi
200 W 11th St Unit 4 Lake Charles, LA	1.0	1.0	700	$875	$1.25	21d	1	0.62mi
1605 W Common St Unit 1 Lake Charles, LA	1.0	1.0	750	$925	$1.23	21d	1	0.68mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,333	$1.26	13d	1	0.72mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.97mi
441 Clarence St Unit 5 Lake Charles, LA	1.0	1.0	600	$595	$0.99	21d	1	1.02mi
520 E Lagrange St Unit 12 Lake Charles, LA	1.0	1.0	700	$749	$1.07	21d	1	1.05mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	1.05mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	43d	1	1.06mi
121 W Lagrange St Lake Charles, LA	1.0	1.0	850	$750	$0.88	43d	1	1.12mi
1801 Lake St Unit 8 Lake Charles, LA	2.0	1.0	650	$875	$1.35	13d	1	1.23mi
1801 Lake St Apt 2 Lake Charles, LA	2.0	1.0	650	$825	$1.27	13d	1	1.23mi
422 W Lagrange St Lake Charles, LA	1.0	1.0	775	$900	$1.16	21d	1	1.24mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	43d	1	1.24mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	13d	1	1.24mi
823 Kirkman St Unit 4 Lake Charles, LA	1.0	1.0	950	$600	$0.63	21d	1	1.29mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	1.32mi
3322 Kingham Rd Unit 2 Lake Charles, LA	2.0	1.0	870	$1,075	$1.24	43d	1	1.36mi
1035 Giovanni St Apt 8 Lake Charles, LA	1.0	1.0	590	$800	$1.36	21d	1	1.40mi
1035 Giovanni St Apt 11 Lake Charles, LA	1.0	1.0	590	$800	$1.36	43d	1	1.40mi
317 W School St Unit A Lake Charles, LA	2.0	1.0	825	$900	$1.09	43d	1	1.46mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	43d	1	1.47mi

Listing history 19 events

1. 2026-06-19
   days on market $99,900 Active 50 DOM
2. 2026-06-18
   days on market $99,900 Active 49 DOM
3. 2026-06-17
   days on market $99,900 Active 48 DOM
4. 2026-06-16
   days on market $99,900 Active 47 DOM
5. 2026-06-15
   days on market $99,900 Active 46 DOM
6. 2026-06-14
   days on market $99,900 Active 44 DOM
7. 2026-06-13
   days on market $99,900 Active 43 DOM
8. 2026-06-10
   days on market $99,900 Active 41 DOM
9. 2026-06-09
   days on market $99,900 Active 40 DOM
10. 2026-06-08
    days on market $99,900 Active 39 DOM
11. 2026-06-07
    days on market $99,900 Active 38 DOM
12. 2026-06-05
    days on market $99,900 Active 35 DOM
13. 2026-06-02
    days on market $99,900 Active 33 DOM
14. 2026-06-01
    days on market $99,900 Active 32 DOM
15. 2026-05-31
    days on market $99,900 Active 31 DOM
16. 2026-05-30
    days on market $99,900 Active 30 DOM
17. 2026-04-30
    listed $99,900 Active 2094-char remark
18. 2015-04-01
    soldstatus $35,000
19. 2014-10-02
    soldstatus $35,000

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $1,238 · $103/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 · 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: $11,293
• − Mortgage interest: −$5,596
• − Property taxes: −$1,238
• − Insurance: −$500
• − Repairs & maintenance: −$903
• − Management: −$903
• − Depreciation: −$2,906
• Taxable loss: −$753
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $1,078/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

+185.4% since first listed

3 events — show timeline

• 2026-04-30 Listed $99,900 SWLAR
• 2015-04-01 Sold (Public Records) $35,000 Public Records
• 2014-10-02 Sold (Public Records) $35,000 Public Records

Property tax history

+18.6%/yr

Latest (2025): $1,238 · +1.3% YoY. Source: county tax records.