1606 9th St · Lake Charles, LA 70601

$169,000

3 bd · 2.0 ba · 2,084 sqft · SingleFamily · 62 Days on market

Built 1960 0.26 ac lot $81/sqft · 6% below area Est $180k · 6% 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 +26.3/30.0
• ARV discount +10.2/15.0
• DSCR +8.9/10.0
• 1% rule +5.9/10.0
• 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 MLS

Welcome to this beautifully remodeled 3-bedroom, 2-bath home in Lake Charles, where modern updates meet timeless character. Thoughtfully renovated from top to bottom, this home offers a fresh, move-in-ready feel while still showcasing original touches that bring warmth and personality. Inside, you’ll find an inviting layout designed for comfortable everyday living, complemented by energy-efficient double-pane windows that fill the home with natural light. Every space has been refreshed with care, creating a seamless blend of style and functionality. Step outside to your own private retreat—a spacious 19' x 15' back patio, perfect for entertaining or unwinding beneath the shade of mature oak trees that add both beauty and tranquility to the setting. Need extra storage? The 9'4" x 10'4" shed, conveniently attached to the carport, provides the perfect solution. Located in a convenient Lake Charles setting, this home delivers the rare combination of modern upgrades, classic charm, and practical features—all in one package. All measurements are more or less.

Key facts

• Mature oak trees
• Private retreat
• Attached shed

Tags

• PRIVATE RETREAT
• BACK PATIO
• MATURE OAK TREES
• ATTACHED SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+6.2%/yr); 363 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 44% 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 $1k of loan paydown is wiped out by about $5k 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 $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $169k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,860 (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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.09% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $179,774
• List price: $169,000
• Delta: -5.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1414 12th St St	0.30mi	3/2.0	1,973 (-5%)	9mo	$74,000	$38	70
1721 11th St	0.21mi	3/2.0	1,856 (-11%)	11mo	$105,000	$57	63
1311 11th St	0.28mi	3/2.0	1,911 (-8%)	12mo	$216,000	$113	63
1611 9th St	0.04mi	3/2.0	1,872 (-10%)	23mo	$93,000	$50	62
2016 10th St St	0.38mi	4/2.0 (+1)	1,900 (-9%)	6mo	$159,900	$84	58
1102 9th St	0.43mi	3/3.0	2,248 (+8%)	11mo	$283,400	$126	53
903 14th St	0.71mi	3/2.0	1,850 (-11%)	1mo	$43,500	$24	47
824 Cleveland St	0.73mi	3/2.0	1,789 (-14%)	1mo	$150,000	$84	42
1002 Iris St	0.72mi	3/3.0	2,197 (+5%)	20mo	$345,000	$157	37
1208 Louisiana Ave	0.62mi	3/2.0	1,800 (-14%)	17mo	$279,900	$156	35
1405 Kirkman St	0.73mi	4/3.5 (+1)	2,365 (+14%)	3mo	$290,000	$123	30
711 7th St	0.74mi	3/2.0	1,778 (-15%)	23mo	$209,300	$118	22

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,507
• Equity at exit: $25,198

10-year hold

• IRR: 11.9%
• Equity multiple: 2.08×
• Total profit: $50,929
• Equity at exit: $14,612

Cash invested: $47,320 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$886
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$70
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $310

Break-even live

Break-even rent $1,455

Max offer price $169,000

Occupancy floor 78%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	21d	1	0.55mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	43d	1	1.13mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.29mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	43d	1	1.35mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	43d	1	1.48mi

Listing history 14 events

1. 2026-06-15
   statusdays on market $169,000 Pending 62 DOM
2. 2026-06-14
   days on market $169,000 Active 61 DOM
3. 2026-06-13
   days on market $169,000 Active 60 DOM
4. 2026-06-10
   days on market $169,000 Active 58 DOM
5. 2026-06-09
   days on market $169,000 Active 57 DOM
6. 2026-06-08
   days on market $169,000 Active 56 DOM
7. 2026-06-07
   days on market $169,000 Active 55 DOM
8. 2026-06-05
   days on market $169,000 Active 52 DOM
9. 2026-06-02
   days on market $169,000 Active 50 DOM
10. 2026-06-01
    days on market $169,000 Active 49 DOM
11. 2026-05-31
    days on market $169,000 Active 48 DOM
12. 2026-05-30
    days on market $169,000 Active 47 DOM
13. 2026-04-13
    listed $169,000 Active 1097-char remark

    Show marketing remark (1097 chars)

    Welcome to this beautifully remodeled 3-bedroom, 2-bath home in Lake Charles, where modern updates meet timeless character. Thoughtfully renovated from top to bottom, this home offers a fresh, move-in-ready feel while still showcasing original touches that bring warmth and personality. Inside, you’ll find an inviting layout designed for comfortable everyday living, complemented by energy-efficient double-pane windows that fill the home with natural light. Every space has been refreshed with care, creating a seamless blend of style and functionality. Step outside to your own private retreat—a spacious 19' x 15' back patio, perfect for entertaining or unwinding beneath the shade of mature oak trees that add both beauty and tranquility to the setting. Need extra storage? The 9'4" x 10'4" shed, conveniently attached to the carport, provides the perfect solution. Located in a convenient Lake Charles setting, this home delivers the rare combination of modern upgrades, classic charm, and practical features—all in one package. All measurements are more or less.

14. 1993-11-22
    soldstatus $45,500

ⓘ 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: $815 · $68/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: +$114/yr (+$10/mo · 14.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 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: $22,178
• − Mortgage interest: −$9,467
• − Property taxes: −$815
• − Insurance: −$2,348
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$4,916
• Taxable income: $1,084
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $3,463/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

+271.4% since first listed

2 events — show timeline

• 2026-04-13 Listed $169,000 SWLAR
• 1993-11-22 Sold (Public Records) $45,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $815 · +4.5% YoY. Source: county tax records.