4718 Sale Ln · Lake Charles, LA 70605

$170,000

3 bd · 2.0 ba · 1,665 sqft · SingleFamily · 103 Days on market

Built 1970 0.40 ac lot $102/sqft · 17% below area Est $204k · 17% under

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Why this score? — see what drove the B 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3 bed, 2 bath brick home conveniently located just minutes from McNeese University. This home offers granite countertops, stainless steel appliances, and a functional layout with comfortable living spaces. Enjoy a spacious fenced backyard that would be ideal for pets, entertaining, or relaxing evenings outdoors. Move-in ready and full of charm!

Key facts

• Granite countertops
• Fenced backyard
• 0.4 acre lot

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Market conditions: Rents rising fast (+15.1%/yr); 464 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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: 1.19% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.10%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $204,083
• List price: $170,000
• Delta: -16.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 N Greenfield Cir N	0.41mi	3/2.0	1,674 (+0%)	1mo	$207,500	$124	79
4402 Pleasant Dr	0.66mi	3/2.0	1,672 (+0%)	2mo	$244,000	$146	67
619 Central Pkwy	0.61mi	3/2.0	1,602 (-4%)	1mo	$150,000	$94	64
1411 Jefferson Dr	0.26mi	3/2.0	1,908 (+15%)	1mo	$235,000	$123	63
4539 Sale Ln	0.26mi	3/2.0	1,425 (-14%)	1mo	$167,500	$118	63
4326 Pleasant Dr	0.71mi	3/2.0	1,604 (-4%)	1mo	$174,000	$108	60
4327 Christina St	0.66mi	3/2.0	1,576 (-5%)	2mo	$223,000	$141	58
607 W Mcneese St St W	0.58mi	3/2.0	1,536 (-8%)	3mo	$160,000	$104	57
717 University Dr Dr	0.53mi	3/2.0	1,423 (-14%)	2mo	$185,000	$130	49
401 Montclair St	0.71mi	4/2.0 (+1)	1,760 (+6%)	4mo	$263,000	$149	49
203 Heather St	0.58mi	2/2.0 (-1)	1,490 (-10%)	4mo	$210,000	$141	47
1108 Lakeridge Ln	0.70mi	3/3.0	1,814 (+9%)	3mo	$235,000	$130	46

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: 9.5%
• Equity multiple: 1.39×
• Total profit: $18,702
• Equity at exit: $25,348

10-year hold

• IRR: 22.2%
• Equity multiple: 3.32×
• Total profit: $110,555
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$891
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $559

Break-even live

Break-even rent $1,313

Max offer price $170,000

Occupancy floor 67%

Sensitivity live

Price	-10% $656	-5% $607	+0% $559	+5% $511	+10% $463
Rent	-10% $400	-5% $479	+0% $559	+5% $639	+10% $719
Rate	-1.0pp $645	-0.5pp $603	base $559	+0.5pp $515	+1.0pp $470

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	14d	1	0.65mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	22d	1	0.66mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	45d	1	0.67mi
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,875	$1.82	14d	24	1.05mi
1711 Mignonette Ln Unit 13-C Lake Charles, LA	2.0	1.5	1275	$1,095	$0.86	45d	1	1.06mi
4021 Nelson Rd Lake Charles, LA	3.0	2.0	1362	$1,600	$1.17	45d	1	1.34mi
4015 Nelson Rd Lake Charles, LA	3.0	1.0	1300	$1,200	$0.92	45d	1	1.36mi

Listing history 15 events

1. 2026-06-09
   status $170,000 Pending 103 DOM
2. 2026-06-08
   days on market $170,000 Active 103 DOM
3. 2026-06-07
   days on market $170,000 Active 102 DOM
4. 2026-06-05
   pricedays on market $170,000 Active 99 DOM
5. 2026-06-02
   days on market $179,000 Active 97 DOM
6. 2026-06-01
   days on market $179,000 Active 96 DOM
7. 2026-05-31
   days on market $179,000 Active 95 DOM
8. 2026-05-30
   days on market $179,000 Active 94 DOM
9. 2026-05-15
   price $179,000 355-char remark

   Show marketing remark (355 chars)

   Adorable 3 bed, 2 bath brick home conveniently located just minutes from McNeese University. This home offers granite countertops, stainless steel appliances, and a functional layout with comfortable living spaces. Enjoy a spacious fenced backyard that would be ideal for pets, entertaining, or relaxing evenings outdoors. Move-in ready and full of charm!

10. 2026-04-08
    price $184,900 355-char remark

    Show marketing remark (355 chars)

    Adorable 3 bed, 2 bath brick home conveniently located just minutes from McNeese University. This home offers granite countertops, stainless steel appliances, and a functional layout with comfortable living spaces. Enjoy a spacious fenced backyard that would be ideal for pets, entertaining, or relaxing evenings outdoors. Move-in ready and full of charm!

11. 2026-02-25
    listed $189,000 Active 355-char remark

    Show marketing remark (355 chars)

    Adorable 3 bed, 2 bath brick home conveniently located just minutes from McNeese University. This home offers granite countertops, stainless steel appliances, and a functional layout with comfortable living spaces. Enjoy a spacious fenced backyard that would be ideal for pets, entertaining, or relaxing evenings outdoors. Move-in ready and full of charm!

12. 2015-02-05
    soldstatus
13. 2014-11-12
    listed $149,900
14. 2012-08-06
    soldstatus $115,000
15. 2000-02-22
    soldstatus $74,400

ⓘ 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: $904 · $75/mo
• Projected year-2 tax: $935 · $78/mo
• Expected delta: +$31/yr (+$3/mo · 3.5%)

ⓘ 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 (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 18 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: $24,257
• − Mortgage interest: −$9,523
• − Property taxes: −$904
• − Insurance: −$850
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$4,945
• Taxable income: $4,154
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $5,714/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

+140.6% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $179,000 SWLAR
• 2026-04-08 Price Changed $184,900 SWLAR
• 2026-02-25 Listed $189,000 SWLAR
• 2015-02-05 Sold (MLS) — SWLAR
• 2014-11-12 Listed $149,900 SWLAR
• 2012-08-06 Sold (Public Records) $115,000 Public Records
• 2000-02-22 Sold (Public Records) $74,400 Public Records

Property tax history

+0.2%/yr

Latest (2025): $904 · +2.4% YoY. Source: county tax records.