4551 Summerdale St · Lake Charles, LA 70605

$179,000

2 bd · 2.0 ba · 1,225 sqft · SingleFamily · 8 Days on market

Built 1986 4,356 sqft lot $146/sqft · at area comps Est $172k · at est.

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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).

• Cash flow +15.0/30.0
• ARV discount +5.7/15.0
• Rent growth +5.0/5.0
• DSCR +4.6/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in a quiet neighborhood in the heart of Lake Charles, this charming patio home offers comfort, convenience, and low-maintenance living. Featuring 2 bedrooms, 2 baths, and approximately 1,225 square feet. Step outside to enjoy the spacious covered patio ? perfect for relaxing or entertaining year-round. An alley entrance provides added privacy and easy access. Conveniently located near shopping, dining, and medical facilities, this South Lake Charles gem is ideal for those seeking peaceful living in a prime location.

Key facts

• Alley entrance
• Prime location
• 4,356 sq ft lot

Tags

• SPACIOUS COVERED PATIO
• ALLEY ENTRANCE
• PRIME LOCATION

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Phone available; Underground utilities; Natural gas not available
• Home design: Single-family house; One story
• Construction: Brick construction
• Exterior features: Covered patio/porch; City lot with zero lot line

Interior

• Kitchen: Electric oven
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Electric oven; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $56 ($670/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 $142k (20.4% below list).
• Recommended offer: $142k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.2% 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: A. A. Nelson Elementary School (math 36% / reading 52%, grade F, #191 of 646 statewide, top 30%, 741 students, 55% FRL); F. K. White Middle School (math 26% / reading 39%, grade F, #104 of 218 statewide, top 48%, 661 students, 67% FRL); Alfred M. Barbe High School (math 41% / reading 56%, grade D, #41 of 265 statewide, top 16%, 1,991 students, 41% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 464 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $142,395 (20.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.80% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (median comp): $171,940
• List price: $179,000
• Delta: 4.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
829 Bluebonnet St	0.63mi	3/1.5 (+1)	1,230 (+0%)	8mo	$195,000	$159	56
1504 Jennifer St	0.36mi	3/— (+1)	1,380 (+13%)	12mo	$192,000	$139	47
4720 Sale Ln	0.63mi	3/2.0 (+1)	1,285 (+5%)	15mo	$157,500	$123	45
1595 Melvin Ln	0.54mi	3/2.0 (+1)	1,401 (+14%)	10mo	$192,000	$137	37
1518 W Sale Rd W	0.66mi	3/2.0 (+1)	1,395 (+14%)	14mo	$171,500	$123	30

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: -9.4%
• Equity multiple: 0.64×
• Total profit: $-18,007
• Equity at exit: $26,689

10-year hold

• IRR: 5.2%
• Equity multiple: 1.46×
• Total profit: $22,817
• Equity at exit: $15,477

Cash invested: $50,120 (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 70605

• Rents YoY: 15.1%
• Active inventory: 464
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$939
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $56

Break-even live

Break-even rent $1,353

Max offer price $179,000

Occupancy floor 91%

Sensitivity live

Price	-10% $157	-5% $106	+0% $56	+5% $5	+10% $-46
Rent	-10% $-57	-5% $0	+0% $56	+5% $112	+10% $168
Rate	-1.0pp $146	-0.5pp $101	base $56	+0.5pp $9	+1.0pp $-38

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,618	$1.57	15d	24	0.47mi
1711 Mignonette Ln Unit 13-C Lake Charles, LA	2.0	1.5	1275	$1,095	$0.86	45d	1	0.50mi
4021 Nelson Rd Lake Charles, LA	3.0	2.0	1362	$1,600	$1.17	45d	1	0.83mi
4015 Nelson Rd Lake Charles, LA	3.0	1.0	1300	$1,200	$0.92	45d	1	0.85mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	15d	1	1.25mi
3535 Knight Ln Unit 14 Lake Charles, LA	3.0	2.5	1450	$2,150	$1.48	15d	1	1.36mi
2845 Country Club Rd Lake Charles, LA	1.0–2.0	1.0–2.0	900	$1,889	$2.10	15d	8	1.48mi

Listing history 3 events

1. 2026-05-13
   listed $179,000 Active 533-char remark
2. 2016-08-23
   soldstatus $162,000
3. 2015-11-04
   soldstatus $119,500

ⓘ 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: $670 · $56/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$315/yr (+$26/mo · 47.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $17,087
• − Mortgage interest: −$10,027
• − Property taxes: −$670
• − Insurance: −$895
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$5,207
• Taxable loss: −$2,445
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $1,257/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): 40,482
• Household income: $86,015
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1328.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 12% Italian 3% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -102.68%
• Current HPI: 105.1903
• Rent YoY: ▲ 15.10%
• 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

+49.8% since first listed

4 events — show timeline

• 2026-05-21 Pending — SWLAR
• 2026-05-13 Listed $179,000 SWLAR
• 2016-08-23 Sold (Public Records) $162,000 Public Records
• 2015-11-04 Sold (Public Records) $119,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $670 · +2.4% YoY. Source: county tax records.