700 Dolby St St · Lake Charles, LA 70605

$249,900

3 bd · 2.0 ba · 2,652 sqft · SingleFamily · 82 Days on market

Built 1968 0.28 ac lot $94/sqft · 17% above area Est $213k · 17% over ↓ 2% 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).

• Cash flow +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready home in South Lake Charles! This 3-bedroom, 2-bath property offers a well-designed layout with two living areas, perfect for both everyday living and entertaining. The chef’s kitchen is a standout feature, complete with beautiful quartz countertops, a large island, all appliances included, and an adjoining dining area. Just off the kitchen, you’ll find a versatile bonus space ideal for a home office, playroom, or additional sitting area. The home also features a cozy fireplace, remodeled bathrooms, and ample storage throughout. Step outside to a large backyard with outdoor living space and additional storage—perfect for relaxing or hosting gatherings. Located in Flood Zone AE, this home has never flooded. With its thoughtful updates and inviting layout, this one is a must-see! Guard Minon conyeys with home.

Key facts

• Quartz countertops
• Large island
• Cozy fireplace

Tags

• CHEF'S KITCHEN
• QUARTZ COUNTERTOPS
• LARGE ISLAND
• VERSATILE BONUS SPACE
• COZY FIREPLACE
• REMODELED BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 3 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 43% 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 $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.24% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.94%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $212,835
• List price: $249,900
• Delta: 17.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
395 Washington St	0.16mi	3/2.5	2,888 (+9%)	12mo	$290,000	$100	66
517 Ashland St	0.37mi	3/3.0	2,705 (+2%)	18mo	$198,000	$73	60
114 Heather St	0.22mi	3/—	2,271 (-14%)	9mo	$200,000	$88	58
644 Becky Ln	0.58mi	3/2.0	2,475 (-7%)	5mo	$350,000	$141	58
1300 Westmoreland St	0.42mi	3/3.0	2,387 (-10%)	4mo	$255,000	$107	56
256 Overhill Dr Dr	0.32mi	4/2.5 (+1)	2,300 (-13%)	7mo	$335,000	$146	50
625 Archwood St	0.60mi	4/2.5 (+1)	2,458 (-7%)	3mo	$392,500	$160	50
704 Esplanade St	0.71mi	3/2.0	2,653 (0%)	22mo	$244,500	$92	49
1332 Westmoreland St	0.54mi	4/2.5 (+1)	2,621 (-1%)	24mo	$169,500	$65	46
200 Washington St	0.43mi	3/2.0	2,387 (-10%)	23mo	$209,750	$88	44
336 Arlington	0.43mi	4/3.0 (+1)	2,451 (-8%)	20mo	$265,000	$108	42

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $4,365
• Equity at exit: $37,261

10-year hold

• IRR: 16.0%
• Equity multiple: 2.65×
• Total profit: $115,478
• Equity at exit: $21,607

Cash invested: $69,972 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,092 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$157 /mo · $1,880/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $444

Break-even live

Break-even rent $2,529

Max offer price $249,900

Occupancy floor 81%

Sensitivity live

Price	-10% $586	-5% $515	+0% $444	+5% $374	+10% $303
Rent	-10% $200	-5% $322	+0% $444	+5% $567	+10% $689
Rate	-1.0pp $570	-0.5pp $508	base $444	+0.5pp $380	+1.0pp $314

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	44d	1	0.63mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	44d	1	1.19mi
1549 L'Acadie Dr Lake Charles, LA	4.0	4.0	3100	$3,550	$1.15	14d	1	1.19mi

Listing history 18 events

1. 2026-06-19
   days on market $249,900 Active 82 DOM
2. 2026-06-18
   days on market $249,900 Active 81 DOM
3. 2026-06-17
   days on market $249,900 Active 80 DOM
4. 2026-06-16
   days on market $249,900 Active 79 DOM
5. 2026-06-15
   days on market $249,900 Active 78 DOM
6. 2026-06-14
   days on market $249,900 Active 76 DOM
7. 2026-06-13
   days on market $249,900 Active 75 DOM
8. 2026-06-10
   days on market $249,900 Active 73 DOM
9. 2026-06-09
   days on market $249,900 Active 72 DOM
10. 2026-06-08
    days on market $249,900 Active 71 DOM
11. 2026-06-07
    days on market $249,900 Active 70 DOM
12. 2026-06-05
    days on market $249,900 Active 67 DOM
13. 2026-06-02
    days on market $249,900 Active 65 DOM
14. 2026-06-01
    days on market $249,900 Active 64 DOM
15. 2026-05-31
    pricedays on market $249,900 Active 63 DOM
16. 2026-05-30
    days on market $259,950 Active 62 DOM
17. 2026-05-11
    price $259,950 864-char remark

    Show marketing remark (864 chars)

    Charming and move-in ready home in South Lake Charles! This 3-bedroom, 2-bath property offers a well-designed layout with two living areas, perfect for both everyday living and entertaining. The chef’s kitchen is a standout feature, complete with beautiful quartz countertops, a large island, all appliances included, and an adjoining dining area. Just off the kitchen, you’ll find a versatile bonus space ideal for a home office, playroom, or additional sitting area. The home also features a cozy fireplace, remodeled bathrooms, and ample storage throughout. Step outside to a large backyard with outdoor living space and additional storage—perfect for relaxing or hosting gatherings. Located in Flood Zone AE, this home has never flooded. With its thoughtful updates and inviting layout, this one is a must-see! Guard Minon conyeys with home.

18. 2026-03-30
    listed $265,000 Active 864-char remark

    Show marketing remark (864 chars)

    Charming and move-in ready home in South Lake Charles! This 3-bedroom, 2-bath property offers a well-designed layout with two living areas, perfect for both everyday living and entertaining. The chef’s kitchen is a standout feature, complete with beautiful quartz countertops, a large island, all appliances included, and an adjoining dining area. Just off the kitchen, you’ll find a versatile bonus space ideal for a home office, playroom, or additional sitting area. The home also features a cozy fireplace, remodeled bathrooms, and ample storage throughout. Step outside to a large backyard with outdoor living space and additional storage—perfect for relaxing or hosting gatherings. Located in Flood Zone AE, this home has never flooded. With its thoughtful updates and inviting layout, this one is a must-see! Guard Minon conyeys with home.

ⓘ 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: $1,880 · $157/mo
• Projected year-2 tax: $1,880 · $157/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 3/10 Moderate FEMA zone AE · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $37,098
• − Mortgage interest: −$13,998
• − Property taxes: −$1,880
• − Insurance: −$6,368
• − Repairs & maintenance: −$2,968
• − Management: −$2,968
• − Depreciation: −$7,270
• Taxable income: $1,646
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $4,938/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

-1.9% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $259,950 SWLAR
• 2026-03-30 Listed $265,000 SWLAR

Property tax history

+0.1%/yr

Latest (2025): $1,880 · +2.4% YoY. Source: county tax records.