613 Glover St · Lake Charles, LA 70605

$229,000

4 bd · 3.0 ba · 2,031 sqft · SingleFamily · 54 Days on market

Built 1958 0.31 ac lot $113/sqft · 15% above area Est $200k · 15% over

---

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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +5.8/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks

Adorable 4-bedroom, 3-bath home with just over 2,000 sq ft of living space! Features include a kitchen with tile backsplash and eat-at bar, and lots of cabinet space. A nice-sized fenced backyard with covered patio, storage shed, and firepit area. Conveniently located just off McNeese Street, this home provides easy access to nearby shopping, dining, and everyday amenities. A wonderful blend of comfort, functionality, and location. don’t miss this one!

Key facts

• Firepit area
• Eat-at bar
• Covered patio

Tags

• TILE BACKSPLASH
• EAT-AT BAR
• FENCED BACKYARD
• COVERED PATIO
• STORAGE SHED
• FIREPIT AREA

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Single-family house; One story
• Exterior features: Backyard; City lot; Lot dimensions approximately 95 x 140 (0.31 acres)

Interior

• Bathrooms: 3 full bathrooms
• Interior features: No fireplace; Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $229k).
• Recommended offer: $222k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Dolby Elementary School (math 42% / reading 62%, grade C-, #108 of 646 statewide, top 18%, 381 students, 64% 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 57% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 464 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 35% of the median local income ($86k/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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $64k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $229k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $222,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.36%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (median comp): $199,552
• List price: $229,000
• Delta: 14.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4315 Oaklawn	0.37mi	4/3.0	1,972 (-3%)	2mo	$239,000	$121	76
4410 Dean St St	0.20mi	3/2.0 (-1)	1,931 (-5%)	1mo	$172,500	$89	73
4304 Sarver St	0.38mi	4/3.0	2,142 (+6%)	4mo	$223,400	$104	70
1407 Jefferson Dr	0.26mi	3/2.0 (-1)	1,946 (-4%)	4mo	$260,000	$134	69
1411 Jefferson Dr	0.28mi	3/2.0 (-1)	1,908 (-6%)	1mo	$235,000	$123	68
4307 Oaklawn St	0.40mi	3/2.0 (-1)	1,926 (-5%)	2mo	$157,900	$82	63
4308 Dean St	0.28mi	3/2.0 (-1)	2,260 (+11%)	3mo	$235,000	$104	57
4119 Pleasant Dr	0.50mi	3/2.0 (-1)	2,240 (+10%)	3mo	$195,000	$87	48
450 Greenway St	0.75mi	4/3.0	1,827 (-10%)	4mo	$215,000	$118	45
4022 Wooded Dr	0.63mi	3/2.0 (-1)	2,244 (+10%)	1mo	$85,000	$38	43
4023 Joseph St	0.68mi	4/2.0	2,272 (+12%)	2mo	$223,500	$98	42
809 Garden Ln	0.70mi	3/2.0 (-1)	1,800 (-11%)	4mo	$205,000	$114	36

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $11,175
• Equity at exit: $34,145

10-year hold

• IRR: 17.7%
• Equity multiple: 2.79×
• Total profit: $114,476
• Equity at exit: $19,800

Cash invested: $64,120 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,480 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $553

Break-even live

Break-even rent $1,779

Max offer price $229,000

Occupancy floor 73%

Sensitivity live

Price	-10% $683	-5% $618	+0% $553	+5% $489	+10% $424
Rent	-10% $358	-5% $455	+0% $553	+5% $651	+10% $749
Rate	-1.0pp $669	-0.5pp $612	base $553	+0.5pp $494	+1.0pp $434

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	22d	1	0.83mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	45d	1	0.96mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	45d	1	1.09mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	45d	1	1.18mi
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,875	$1.82	15d	24	1.43mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	45d	1	1.44mi

Listing history 20 events

1. 2026-06-21
   days on market $229,000 Active 54 DOM
2. 2026-06-19
   days on market $229,000 Active 52 DOM
3. 2026-06-18
   days on market $229,000 Active 51 DOM
4. 2026-06-17
   days on market $229,000 Active 50 DOM
5. 2026-06-16
   days on market $229,000 Active 49 DOM
6. 2026-06-15
   days on market $229,000 Active 48 DOM
7. 2026-06-14
   days on market $229,000 Active 46 DOM
8. 2026-06-13
   days on market $229,000 Active 45 DOM
9. 2026-06-10
   days on market $229,000 Active 43 DOM
10. 2026-06-09
    days on market $229,000 Active 42 DOM
11. 2026-06-08
    days on market $229,000 Active 41 DOM
12. 2026-06-07
    days on market $229,000 Active 40 DOM
13. 2026-06-05
    days on market $229,000 Active 37 DOM
14. 2026-06-03
    price $229,000 Active 35 DOM
15. 2026-06-02
    days on market $239,000 Active 35 DOM
16. 2026-06-01
    days on market $239,000 Active 34 DOM
17. 2026-05-31
    days on market $239,000 Active 33 DOM
18. 2026-05-30
    days on market $239,000 Active 32 DOM
19. 2026-04-28
    listed $239,000 Active 462-char remark
20. 2001-01-03
    soldstatus $80,000

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,311 · $109/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 4/10 Moderate FEMA zone X (shaded) · 23% 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: $29,757
• − Mortgage interest: −$12,828
• − Property taxes: −$1,311
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$6,662
• Taxable income: $3,051
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $5,909/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

+186.2% since first listed

3 events — show timeline

• 2026-06-02 Price Changed $229,000 SWLAR
• 2026-04-28 Listed $239,000 SWLAR
• 2001-01-03 Sold (Public Records) $80,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,311 · +2.4% YoY. Source: county tax records.