4828 Prien Bluff Rd · Lake Charles, LA 70605

$250,000

4 bd · 2.5 ba · 2,570 sqft · SingleFamily · 282 Days on market

Built 1968 0.94 ac lot $97/sqft · 20% below area Est $313k · 20% under $13/mo HOA · 1% of rent ↓ 9% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Rent growth +5.0/5.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 1968, this East Coast Colonial home is bursting with vintage charm. Downstairs features a formal dining room and a large formal living room (that could become a downstairs bedroom). The kitchen is open to the sweeping family room and breakfast nook, which gets plenty of light from the rear-facing windows. Upstairs, we find a traditional layout grouping all four bedrooms together. The primary suite is completed by a full bathroom, a walk-in closet, and a small bonus room. Be sure not to miss the secret room hidden upstairs. Stop by to look for it! This South Lake Charles home is topped with a post-laura roof. And sits on almost an acre. This is an heir property. And once an active HOA member, the new owner will gain access to a community lot with a recently renovated fishing dock and watercraft launch.

Key facts

• Breakfast nook
• Sweeping family room
• Formal dining room

Tags

• FORMAL DINING ROOM
• LARGE FORMAL LIVING ROOM
• OPEN KITCHEN
• SWEEPING FAMILY ROOM
• BREAKFAST NOOK
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $20 ($237/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 $209k (16.5% below list).
• Recommended offer: $209k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 (+15.1%/yr); 464 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 282 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,704 (16.5% below list)

Questions for the listing agent

1. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (median comp): $312,710
• List price: $250,000
• Delta: -20.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4802 Riverridge Dr	0.19mi	4/2.0	2,495 (-3%)	4mo	$382,000	$153	81
4817 Riverridge Dr	0.12mi	4/3.5	2,648 (+3%)	6mo	$240,000	$91	80
5013 E Saint Charles Ave Ave E	0.33mi	4/3.0	2,858 (+11%)	3mo	$411,700	$144	62
34 Raintree Cv	0.22mi	3/2.0 (-1)	2,388 (-7%)	14mo	$270,000	$113	59
4908 W St Charles Ave	0.28mi	4/2.0	2,200 (-14%)	11mo	$337,000	$153	52
4730 Riverridge Dr	0.20mi	5/3.0 (+1)	2,937 (+14%)	23mo	$610,000	$208	41
4876 Champions Dr Dr	0.69mi	3/2.0 (-1)	2,258 (-12%)	8mo	$350,000	$155	34

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: -10.6%
• Equity multiple: 0.60×
• Total profit: $-28,250
• Equity at exit: $37,276

10-year hold

• IRR: 4.4%
• Equity multiple: 1.39×
• Total profit: $27,105
• 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 70605

• Rents YoY: 15.1%
• Active inventory: 464
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$201 /mo · $2,409/yr
• Insurance: −$104
• HOA: −$13
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $20

Break-even live

Break-even rent $2,062

Max offer price $250,000

Occupancy floor 94%

Sensitivity live

Price	-10% $161	-5% $91	+0% $20	+5% $-51	+10% $-122
Rent	-10% $-145	-5% $-63	+0% $20	+5% $102	+10% $185
Rate	-1.0pp $146	-0.5pp $83	base $20	+0.5pp $-45	+1.0pp $-111

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3291 Copper Ridge Dr Lake Charles, LA	3.0	2.0	1750	$2,750	$1.57	14d	1	0.94mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-21
   days on market $250,000 Active 282 DOM
2. 2026-06-19
   days on market $250,000 Active 280 DOM
3. 2026-06-18
   days on market $250,000 Active 279 DOM
4. 2026-06-17
   days on market $250,000 Active 278 DOM
5. 2026-06-16
   days on market $250,000 Active 277 DOM
6. 2026-06-15
   days on market $250,000 Active 276 DOM
7. 2026-06-14
   days on market $250,000 Active 274 DOM
8. 2026-06-13
   days on market $250,000 Active 273 DOM
9. 2026-06-10
   days on market $250,000 Active 271 DOM
10. 2026-06-09
    days on market $250,000 Active 270 DOM
11. 2026-06-08
    days on market $250,000 Active 269 DOM
12. 2026-06-07
    days on market $250,000 Active 268 DOM
13. 2026-06-05
    days on market $250,000 Active 265 DOM
14. 2026-06-02
    days on market $250,000 Active 263 DOM
15. 2026-06-01
    days on market $250,000 Active 262 DOM
16. 2026-05-31
    days on market $250,000 Active 261 DOM
17. 2026-05-30
    days on market $250,000 Active 260 DOM
18. 2026-03-30
    status Active 822-char remark

    Show marketing remark (822 chars)

    Built in 1968, this East Coast Colonial home is bursting with vintage charm. Downstairs features a formal dining room and a large formal living room (that could become a downstairs bedroom). The kitchen is open to the sweeping family room and breakfast nook, which gets plenty of light from the rear-facing windows. Upstairs, we find a traditional layout grouping all four bedrooms together. The primary suite is completed by a full bathroom, a walk-in closet, and a small bonus room. Be sure not to miss the secret room hidden upstairs. Stop by to look for it! This South Lake Charles home is topped with a post-laura roof. And sits on almost an acre. This is an heir property. And once an active HOA member, the new owner will gain access to a community lot with a recently renovated fishing dock and watercraft launch.

19. 2026-03-02
    status Pending 822-char remark

    Show marketing remark (822 chars)

    Built in 1968, this East Coast Colonial home is bursting with vintage charm. Downstairs features a formal dining room and a large formal living room (that could become a downstairs bedroom). The kitchen is open to the sweeping family room and breakfast nook, which gets plenty of light from the rear-facing windows. Upstairs, we find a traditional layout grouping all four bedrooms together. The primary suite is completed by a full bathroom, a walk-in closet, and a small bonus room. Be sure not to miss the secret room hidden upstairs. Stop by to look for it! This South Lake Charles home is topped with a post-laura roof. And sits on almost an acre. This is an heir property. And once an active HOA member, the new owner will gain access to a community lot with a recently renovated fishing dock and watercraft launch.

20. 2026-02-11
    price $250,000 822-char remark

    Show marketing remark (822 chars)

    Built in 1968, this East Coast Colonial home is bursting with vintage charm. Downstairs features a formal dining room and a large formal living room (that could become a downstairs bedroom). The kitchen is open to the sweeping family room and breakfast nook, which gets plenty of light from the rear-facing windows. Upstairs, we find a traditional layout grouping all four bedrooms together. The primary suite is completed by a full bathroom, a walk-in closet, and a small bonus room. Be sure not to miss the secret room hidden upstairs. Stop by to look for it! This South Lake Charles home is topped with a post-laura roof. And sits on almost an acre. This is an heir property. And once an active HOA member, the new owner will gain access to a community lot with a recently renovated fishing dock and watercraft launch.

21. 2025-12-09
    price $260,000 822-char remark

    Show marketing remark (822 chars)

    Built in 1968, this East Coast Colonial home is bursting with vintage charm. Downstairs features a formal dining room and a large formal living room (that could become a downstairs bedroom). The kitchen is open to the sweeping family room and breakfast nook, which gets plenty of light from the rear-facing windows. Upstairs, we find a traditional layout grouping all four bedrooms together. The primary suite is completed by a full bathroom, a walk-in closet, and a small bonus room. Be sure not to miss the secret room hidden upstairs. Stop by to look for it! This South Lake Charles home is topped with a post-laura roof. And sits on almost an acre. This is an heir property. And once an active HOA member, the new owner will gain access to a community lot with a recently renovated fishing dock and watercraft launch.

22. 2025-11-05
    price $270,000 822-char remark

    Show marketing remark (822 chars)

    Built in 1968, this East Coast Colonial home is bursting with vintage charm. Downstairs features a formal dining room and a large formal living room (that could become a downstairs bedroom). The kitchen is open to the sweeping family room and breakfast nook, which gets plenty of light from the rear-facing windows. Upstairs, we find a traditional layout grouping all four bedrooms together. The primary suite is completed by a full bathroom, a walk-in closet, and a small bonus room. Be sure not to miss the secret room hidden upstairs. Stop by to look for it! This South Lake Charles home is topped with a post-laura roof. And sits on almost an acre. This is an heir property. And once an active HOA member, the new owner will gain access to a community lot with a recently renovated fishing dock and watercraft launch.

23. 2025-08-14
    listed $275,000 Active 822-char remark

    Show marketing remark (822 chars)

    Built in 1968, this East Coast Colonial home is bursting with vintage charm. Downstairs features a formal dining room and a large formal living room (that could become a downstairs bedroom). The kitchen is open to the sweeping family room and breakfast nook, which gets plenty of light from the rear-facing windows. Upstairs, we find a traditional layout grouping all four bedrooms together. The primary suite is completed by a full bathroom, a walk-in closet, and a small bonus room. Be sure not to miss the secret room hidden upstairs. Stop by to look for it! This South Lake Charles home is topped with a post-laura roof. And sits on almost an acre. This is an heir property. And once an active HOA member, the new owner will gain access to a community lot with a recently renovated fishing dock and watercraft launch.

ⓘ 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: $2,409 · $201/mo
• Projected year-2 tax: $2,409 · $201/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $25,044
• − Mortgage interest: −$14,004
• − Property taxes: −$2,409
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − HOA: −$156
• − Depreciation: −$7,273
• Taxable loss: −$4,055
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $1,211/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

-9.1% since first listed

6 events — show timeline

• 2026-03-30 Relisted — SWLAR
• 2026-03-02 Pending — SWLAR
• 2026-02-11 Price Changed $250,000 SWLAR
• 2025-12-09 Price Changed $260,000 SWLAR
• 2025-11-05 Price Changed $270,000 SWLAR
• 2025-08-14 Listed $275,000 SWLAR

Property tax history

+4.7%/yr

Latest (2025): $2,409 · +69.3% YoY. Source: county tax records.