1822 N Tallow Wood Dr N · Lake Charles, LA 70605

$184,900

3 bd · 2.0 ba · 1,925 sqft · SingleFamily · 261 Days on market

Built 1993 6,098 sqft lot $96/sqft · 33% below area Est $274k · 33% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.4/10.0
• 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

Welcome to this delightful 3-bedroom, 2-bath home featuring a bright, open layout perfect for everyday living and entertaining. Centrally located for easy access to shopping, dining, and major roads, it offers both convenience and comfort. The spacious fenced backyard provides privacy and a great space for outdoor activities. Inside, you’ll find a seamless flow between the living, dining, and kitchen areas, creating a warm and inviting atmosphere. S

Key facts

• Easy access
• Seamless flow
• Open layout

Tags

• OPEN LAYOUT
• FENCED BACKYARD
• SEAMLESS FLOW
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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); 456 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $6k 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 $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.04% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (median comp): $274,461
• List price: $184,900
• Delta: -32.63%
• 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
1539 Tuscany Ln	0.46mi	3/2.0	1,940 (+1%)	2mo	$345,000	$178	76
1525 W Autumnwood Ln W	0.42mi	3/2.0	1,964 (+2%)	6mo	$219,000	$112	72
1550 Lacadie Dr #14	0.43mi	3/2.5	1,947 (+1%)	5mo	$227,500	$117	72
1543 Tuscany Dr	0.46mi	3/2.0	1,962 (+2%)	9mo	$309,000	$157	68
1506 S Greenfield Cir S	0.38mi	4/2.5 (+1)	2,025 (+5%)	2mo	$229,000	$113	65
1514 Tuscany Dr	0.50mi	3/2.0	2,020 (+5%)	6mo	$315,000	$156	64
1032 Richmond Cir	0.65mi	3/2.0	2,003 (+4%)	8mo	$325,000	$162	57
4527 W Meadow Ln W	0.59mi	3/2.0	1,803 (-6%)	8mo	$237,500	$132	55
1412 N Greenfield Cir N	0.50mi	3/2.0	1,674 (-13%)	1mo	$207,500	$124	54
1108 Lakeridge Ln	0.67mi	3/3.0	1,814 (-6%)	3mo	$235,000	$130	53
1905 Deepwoods Dr	0.60mi	3/0.5	2,025 (+5%)	11mo	$245,000	$121	48
4531 E Meadow Ln	0.64mi	3/2.0	1,776 (-8%)	12mo	$239,900	$135	47

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $6,375
• Equity at exit: $27,569

10-year hold

• IRR: 16.6%
• Equity multiple: 2.65×
• Total profit: $85,348
• Equity at exit: $15,987

Cash invested: $51,772 (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: 456
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$970
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $412

Break-even live

Break-even rent $1,404

Max offer price $184,900

Occupancy floor 74%

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: $46,225
• Closing costs: $5,547
• 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	$1,875	$1.82	13d	24	0.48mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	21d	1	0.77mi
1711 Mignonette Ln Unit 13-C Lake Charles, LA	2.0	1.5	1275	$1,095	$0.86	44d	1	0.84mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	44d	1	1.17mi
4021 Nelson Rd Lake Charles, LA	3.0	2.0	1362	$1,600	$1.17	44d	1	1.19mi
4015 Nelson Rd Lake Charles, LA	3.0	1.0	1300	$1,200	$0.92	44d	1	1.21mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	1.34mi

Listing history 25 events

1. 2026-06-19
   days on market $184,900 Active 261 DOM
2. 2026-06-18
   days on market $184,900 Active 260 DOM
3. 2026-06-17
   days on market $184,900 Active 259 DOM
4. 2026-06-16
   days on market $184,900 Active 258 DOM
5. 2026-06-15
   days on market $184,900 Active 257 DOM
6. 2026-06-14
   days on market $184,900 Active 255 DOM
7. 2026-06-13
   days on market $184,900 Active 254 DOM
8. 2026-06-10
   days on market $184,900 Active 252 DOM
9. 2026-06-09
   days on market $184,900 Active 251 DOM
10. 2026-06-08
    days on market $184,900 Active 250 DOM
11. 2026-06-07
    days on market $184,900 Active 249 DOM
12. 2026-06-05
    days on market $184,900 Active 246 DOM
13. 2026-06-02
    days on market $184,900 Active 244 DOM
14. 2026-06-01
    days on market $184,900 Active 243 DOM
15. 2026-05-31
    days on market $184,900 Active 242 DOM
16. 2026-05-30
    days on market $184,900 Active 241 DOM
17. 2025-10-15
    price $184,900 459-char remark

    Show marketing remark (459 chars)

    Welcome to this delightful 3-bedroom, 2-bath home featuring a bright, open layout perfect for everyday living and entertaining. Centrally located for easy access to shopping, dining, and major roads, it offers both convenience and comfort. The spacious fenced backyard provides privacy and a great space for outdoor activities. Inside, you’ll find a seamless flow between the living, dining, and kitchen areas, creating a warm and inviting atmosphere. S

18. 2025-10-01
    listed $192,000 Active 459-char remark

    Show marketing remark (459 chars)

    Welcome to this delightful 3-bedroom, 2-bath home featuring a bright, open layout perfect for everyday living and entertaining. Centrally located for easy access to shopping, dining, and major roads, it offers both convenience and comfort. The spacious fenced backyard provides privacy and a great space for outdoor activities. Inside, you’ll find a seamless flow between the living, dining, and kitchen areas, creating a warm and inviting atmosphere. S

19. 2021-01-15
    soldstatus 251-char remark

    Show marketing remark (251 chars)

    All new roof, fence, outside condensing unit, dishwasher and microwave. Super location for this well maintained patio home with open floor plan, covered patio, central air and heat, attached double garage and privacy fenced yard. Lots of closet space.

20. 2021-01-15
    soldstatus $170,000

    Show marketing remark (251 chars)

    All new roof, fence, outside condensing unit, dishwasher and microwave. Super location for this well maintained patio home with open floor plan, covered patio, central air and heat, attached double garage and privacy fenced yard. Lots of closet space.

21. 2020-12-05
    listed $184,999 251-char remark

    Show marketing remark (251 chars)

    All new roof, fence, outside condensing unit, dishwasher and microwave. Super location for this well maintained patio home with open floor plan, covered patio, central air and heat, attached double garage and privacy fenced yard. Lots of closet space.

22. 2015-03-27
    soldstatus
23. 2015-03-27
    soldstatus $144,000
24. 2015-03-05
    listed $144,500
25. 1993-11-22
    soldstatus $76,000

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$265/yr (+$22/mo · 35.2%)

ⓘ 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 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $23,108
• − Mortgage interest: −$10,357
• − Property taxes: −$752
• − Insurance: −$924
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$5,379
• Taxable income: $1,998
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $4,463/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

+143.3% since first listed

9 events — show timeline

• 2025-10-15 Price Changed $184,900 SWLAR
• 2025-10-01 Listed $192,000 SWLAR
• 2021-01-15 Sold (Public Records) $170,000 Public Records
• 2021-01-15 Sold (MLS) — SWLAR
• 2020-12-05 Listed $184,999 SWLAR
• 2015-03-27 Sold (Public Records) $144,000 Public Records
• 2015-03-27 Sold (MLS) — SWLAR
• 2015-03-05 Listed $144,500 SWLAR
• 1993-11-22 Sold (Public Records) $76,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $752 · +2.4% YoY. Source: county tax records.