8559 Gulf Hwy · Lake Charles, LA 70607

$82,900

3 bd · 2.0 ba · 1,680 sqft · Land · 142 Days on market

7,405 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New never Lived in. Experience modern farmhouse living in this energy-efficient 2022 Durango model by Clayton Homes. This spacious manufactured home, with its inviting design and contemporary features, offers all the comforts of a traditional build. Enjoy the premium, residential-style finish provided by the upgraded sheetrock walls and ceiling throughout the home. This upgrade offers greater durability and design Open-concept layout: The home features a large, 1,680 sq. ft. , open floor plan with a split-bedroom layout that separates the primary suite from the additional bedrooms. The main living area includes a large living room with accent trim and a coffered ceiling, a designated dining space with oversized windows, and a Gourmet kitchen: The kitchen is equipped with stainless.

Key facts

• 7,405 sq ft lot
• Listed 141 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $83k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: M. J. Kaufman Elementary School (math 12% / reading 32%, grade F, #415 of 646 statewide, top 67%, 294 students, 79% FRL); F. K. White Middle School (math 26% / reading 39%, grade F, #104 of 218 statewide, top 48%, 661 students, 67% FRL); Lagrange High School (math 9% / reading 22%, grade F, #217 of 265 statewide, top 82%, 907 students, 76% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 37% district-wide (-14 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 (+8.6%/yr); 569 active listings in the ZIP; 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 $573 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $47k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $72,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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: 1.76% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.83%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 2.34×
• Total profit: $31,025
• Equity at exit: $12,361

10-year hold

• IRR: 40.0%
• Equity multiple: 5.71×
• Total profit: $109,429
• Equity at exit: $7,168

Cash invested: $23,212 (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 70607

• Rents YoY: 8.6%
• Active inventory: 569
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,244/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $577

Break-even live

Break-even rent $725

Max offer price $82,900

Occupancy floor 55%

Sensitivity live

Price	-10% $634	-5% $606	+0% $577	+5% $548	+10% $520
Rent	-10% $462	-5% $519	+0% $577	+5% $634	+10% $692
Rate	-1.0pp $619	-0.5pp $598	base $577	+0.5pp $555	+1.0pp $534

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-30
   days on market $82,900 Active 142 DOM
2. 2026-04-27
   price $87,900 798-char remark

   Show marketing remark (798 chars)

   Brand New never Lived in. Experience modern farmhouse living in this energy-efficient 2022 Durango model by Clayton Homes. This spacious manufactured home, with its inviting design and contemporary features, offers all the comforts of a traditional build. Enjoy the premium, residential-style finish provided by the upgraded sheetrock walls and ceiling throughout the home. This upgrade offers greater durability and design Open-concept layout: The home features a large, 1,680 sq. ft. , open floor plan with a split-bedroom layout that separates the primary suite from the additional bedrooms. The main living area includes a large living room with accent trim and a coffered ceiling, a designated dining space with oversized windows, and a Gourmet kitchen: The kitchen is equipped with stainless.

3. 2026-03-30
   price $99,900 798-char remark

   Show marketing remark (798 chars)

   Brand New never Lived in. Experience modern farmhouse living in this energy-efficient 2022 Durango model by Clayton Homes. This spacious manufactured home, with its inviting design and contemporary features, offers all the comforts of a traditional build. Enjoy the premium, residential-style finish provided by the upgraded sheetrock walls and ceiling throughout the home. This upgrade offers greater durability and design Open-concept layout: The home features a large, 1,680 sq. ft. , open floor plan with a split-bedroom layout that separates the primary suite from the additional bedrooms. The main living area includes a large living room with accent trim and a coffered ceiling, a designated dining space with oversized windows, and a Gourmet kitchen: The kitchen is equipped with stainless.

4. 2026-03-03
   price $109,900 798-char remark

   Show marketing remark (798 chars)

   Brand New never Lived in. Experience modern farmhouse living in this energy-efficient 2022 Durango model by Clayton Homes. This spacious manufactured home, with its inviting design and contemporary features, offers all the comforts of a traditional build. Enjoy the premium, residential-style finish provided by the upgraded sheetrock walls and ceiling throughout the home. This upgrade offers greater durability and design Open-concept layout: The home features a large, 1,680 sq. ft. , open floor plan with a split-bedroom layout that separates the primary suite from the additional bedrooms. The main living area includes a large living room with accent trim and a coffered ceiling, a designated dining space with oversized windows, and a Gourmet kitchen: The kitchen is equipped with stainless.

5. 2026-02-03
   price $119,900 798-char remark

   Show marketing remark (798 chars)

   Brand New never Lived in. Experience modern farmhouse living in this energy-efficient 2022 Durango model by Clayton Homes. This spacious manufactured home, with its inviting design and contemporary features, offers all the comforts of a traditional build. Enjoy the premium, residential-style finish provided by the upgraded sheetrock walls and ceiling throughout the home. This upgrade offers greater durability and design Open-concept layout: The home features a large, 1,680 sq. ft. , open floor plan with a split-bedroom layout that separates the primary suite from the additional bedrooms. The main living area includes a large living room with accent trim and a coffered ceiling, a designated dining space with oversized windows, and a Gourmet kitchen: The kitchen is equipped with stainless.

6. 2026-01-08
   listed $129,900 Active 798-char remark

   Show marketing remark (798 chars)

   Brand New never Lived in. Experience modern farmhouse living in this energy-efficient 2022 Durango model by Clayton Homes. This spacious manufactured home, with its inviting design and contemporary features, offers all the comforts of a traditional build. Enjoy the premium, residential-style finish provided by the upgraded sheetrock walls and ceiling throughout the home. This upgrade offers greater durability and design Open-concept layout: The home features a large, 1,680 sq. ft. , open floor plan with a split-bedroom layout that separates the primary suite from the additional bedrooms. The main living area includes a large living room with accent trim and a coffered ceiling, a designated dining space with oversized windows, and a Gourmet kitchen: The kitchen is equipped with stainless.

7. 2016-11-18
   soldstatus 678-char remark

   Show marketing remark (678 chars)

   2005 Caepaert Double Wide Mobile Home; 4 bedrooms, 2 baths, open, spilt floor plan with island in the kitchen. Master bath has separate tub, shower, and walk-in closet. With a little TLC, this would make a nice home or potential investment property. HUD OWNED PROPERTY, CASE#221- 378735. HUD HOMES ARE SOLD "AS IS", ASK YOUR AGENT FOR DETAILS & SUBMIT OFFERS FOR THIS PROPERTY AT WWW. HUDHOMESTORE. COM * Must have an active NAID number per HUD to show * Must present NAID # when calling to make an appointment. Click here to register for an NAID number www. hudhomestore.com No Utilities, Meas M/L. http://www. propertypanorama.com/instaview/ 897994/LA-137859

8. 2016-06-07
   listed $53,460 678-char remark

   Show marketing remark (678 chars)

   2005 Caepaert Double Wide Mobile Home; 4 bedrooms, 2 baths, open, spilt floor plan with island in the kitchen. Master bath has separate tub, shower, and walk-in closet. With a little TLC, this would make a nice home or potential investment property. HUD OWNED PROPERTY, CASE#221- 378735. HUD HOMES ARE SOLD "AS IS", ASK YOUR AGENT FOR DETAILS & SUBMIT OFFERS FOR THIS PROPERTY AT WWW. HUDHOMESTORE. COM * Must have an active NAID number per HUD to show * Must present NAID # when calling to make an appointment. Click here to register for an NAID number www. hudhomestore.com No Utilities, Meas M/L. http://www. propertypanorama.com/instaview/ 897994/LA-137859

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,466
• − Mortgage interest: −$4,644
• − Property taxes: −$1,244
• − Insurance: −$414
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$2,412
• Taxable income: $5,958
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $5,493/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

• County: Calcasieu Parish · 170,889 people
• City population: 133,538
• Metro: Lake Charles, LA
• Population (ZIP): 27,080
• Household income: $60,351
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1267.0

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 0.65)
• Race & ethnicity: White 46% Black 36% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 10% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -91.59%
• Current HPI: 93.679
• Rent YoY: ▲ 8.55%
• 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

+64.4% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $87,900 GFPAR
• 2026-03-30 Price Changed $99,900 GFPAR
• 2026-03-03 Price Changed $109,900 GFPAR
• 2026-02-03 Price Changed $119,900 GFPAR
• 2026-01-08 Listed $129,900 GFPAR
• 2016-11-18 Sold (MLS) — SWLAR
• 2016-06-07 Listed $53,460 SWLAR

Property tax history

+51.8%/yr

Latest (2025): $8,064 · +1.4% YoY. Source: county tax records.