114 Park Ave · Lake Charles, LA 70601

$250,000

3 bd · 2.0 ba · 1,834 sqft · SingleFamily · 207 Days on market

Built 1910 9,148 sqft lot Est $248k · 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 +14.1/30.0
• ARV discount +7.1/15.0
• DSCR +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the heart of the highly sought-after Margaret Place Historic District, this one-of-a-kind cottage offers timeless character and unmatched charm. Built in the early 1900s, this true historic gem sits directly across from ICCS and is just a short stroll from the lake and all of downtown's vibrant amenities. With its location along the Mardi Gras parade route, you'll enjoy a front-row seat to one of Lake Charles' most beloved traditions. The home features classic red heart pine floors, soaring 10-foot ceilings adorned with decorative tile, and two Vermont Castings wood-burning fireplaces that add warmth and character. The kitchen blends vintage charm with functionality, boasting bla

Key facts

• Open faced cabinetry
• 10 foot ceilings
• 9,148 sq ft lot

Tags

• SHORT STROLL FROM THE LAKE
• RED HEART PINE FLOORS
• 10 FOOT CEILINGS
• BLACK AND WHITE TILE FLOORING
• OPEN FACED CABINETRY
• ANTIQUE CHAMBER STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $38 ($458/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 $199k (20.6% below list).
• Recommended offer: $199k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Barbe Elementary School (math 12% / reading 32%, grade F, #415 of 646 statewide, top 67%, 164 students, 84% 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 85% FRL vs 52% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 37% district-wide (-22 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $8k 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 207 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $39k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $250k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $198,530 (20.6% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.79% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $247,590
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Park Ave	0.00mi	3/2.0	1,834 (0%)	1mo	$251,000	$137	99
1506 Watkins St	0.31mi	2/2.0 (-1)	1,783 (-3%)	1mo	$185,000	$104	75
1728 Elm St	0.32mi	3/2.5	1,911 (+4%)	2mo	$335,000	$175	74
709 6th St	0.50mi	3/2.0	1,855 (+1%)	1mo	$273,056	$147	74
824 Cleveland St	0.63mi	3/2.0	1,789 (-2%)	1mo	$150,000	$84	66
1801 Foster St	0.57mi	3/2.5	1,774 (-3%)	1mo	$285,000	$161	65
1149 Hodges St	0.32mi	4/3.0 (+1)	1,958 (+7%)	3mo	$184,500	$94	62
1741 Ethel St St	0.40mi	3/2.5	1,656 (-10%)	7mo	$216,200	$131	58
1305 Kirkman St	0.60mi	3/2.0	1,976 (+8%)	3mo	$292,000	$148	57
827 Clarence St	0.67mi	3/2.0	1,736 (-5%)	7mo	$205,000	$118	54
1713 Moss St	0.50mi	3/1.5	1,635 (-11%)	4mo	$206,000	$126	53
503 W Sallier St W	0.73mi	3/2.0	1,620 (-12%)	2mo	$218,000	$135	45

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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-31,615
• Equity at exit: $37,276

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $3,944
• Equity at exit: $21,615

Cash invested: $70,000 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $38

Break-even live

Break-even rent $1,937

Max offer price $250,000

Occupancy floor 93%

Sensitivity live

Price	-10% $180	-5% $109	+0% $38	+5% $-33	+10% $-103
Rent	-10% $-119	-5% $-40	+0% $38	+5% $117	+10% $195
Rate	-1.0pp $164	-0.5pp $102	base $38	+0.5pp $-27	+1.0pp $-92

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	44d	1	0.32mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	44d	1	0.32mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	44d	1	0.44mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	21d	1	0.84mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	1.16mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	1.37mi

Listing history 10 events

1. 2026-04-20
   status Pending
2. 2026-04-17
   price $250,000
3. 2026-03-27
   price $269,000
4. 2026-02-05
   status Active
5. 2025-12-30
   historical
6. 2025-11-18
   price $279,000
7. 2025-08-25
   status Active
8. 2025-08-12
   status Pending
9. 2025-06-05
   listed $289,000 Active
10. 2000-09-22
    soldstatus $90,000

ⓘ 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: $1,380 · $115/mo
• Projected year-2 tax: $1,380 · $115/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 (shaded) · 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: $23,824
• − Mortgage interest: −$14,004
• − Property taxes: −$1,380
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$7,273
• Taxable loss: −$3,895
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $1,393/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

+177.8% since first listed

10 events — show timeline

• 2026-04-20 Pending — SWLAR
• 2026-04-17 Price Changed $250,000 SWLAR
• 2026-03-27 Price Changed $269,000 SWLAR
• 2026-02-05 Relisted — SWLAR
• 2025-12-30 Delisted — SWLAR
• 2025-11-18 Price Changed $279,000 SWLAR
• 2025-08-25 Relisted — SWLAR
• 2025-08-12 Pending — SWLAR
• 2025-06-05 Listed $289,000 SWLAR
• 2000-09-22 Sold (Public Records) $90,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,380 · +4.5% YoY. Source: county tax records.