1228 California St · Lake Charles, LA 70607

$89,500

2 bd · 1.0 ba · 839 sqft · SingleFamily · 79 Days on market

Built 1962 7,840 sqft lot $107/sqft · 14% below area Est $104k · 14% 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 +27.8/30.0
• ARV discount +13.6/15.0
• DSCR +9.8/10.0
• 1% rule +6.5/10.0
• 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

Centrally located single story cottage near McNeese University. The home has been remodeled and has an open floor plan with neutral colors and hard surface flooring throughout. The kitchen has white cabinetry and stainless appliances. Two bedrooms and one full bath. Spacious backyard with outdoor storage in front yard. Ample parking. Located in Flood Zone X.

Key facts

• Remodeled
• Open floor plan
• Spacious backyard

Tags

• SINGLE STORY COTTAGE
• REMODELED
• OPEN FLOOR PLAN
• WHITE CABINETRY
• STAINLESS APPLIANCES
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 (+8.6%/yr); 567 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $619 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $6k (6%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1962 — 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: 1.15% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.12%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (median comp): $103,556
• List price: $89,500
• Delta: -13.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 Mitchell St	0.16mi	2/2.0	840 (+0%)	16mo	$75,000	$89	75
1437 Tennessee St	0.27mi	2/1.0	945 (+13%)	19mo	$100,000	$106	50
3819 Auburn St	0.67mi	2/1.0	752 (-10%)	12mo	$89,500	$119	41
3808 Auburn St	0.67mi	2/1.0	943 (+12%)	13mo	$118,000	$125	37

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: 8.1%
• Equity multiple: 1.33×
• Total profit: $8,343
• Equity at exit: $13,345

10-year hold

• IRR: 21.0%
• Equity multiple: 3.17×
• Total profit: $54,322
• Equity at exit: $7,738

Cash invested: $25,060 (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: 567
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,028 high
• Mortgage (P&I): −$469
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $274

Break-even live

Break-even rent $681

Max offer price $89,500

Occupancy floor 68%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$994	$1.05	13d	6	0.42mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.58mi
3322 Kingham Rd Unit 2 Lake Charles, LA	2.0	1.0	870	$1,075	$1.24	44d	1	0.63mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	0.65mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	0.70mi
520 E Lagrange St Unit 12 Lake Charles, LA	1.0	1.0	700	$749	$1.07	21d	1	0.72mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	21d	1	0.79mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	13d	1	1.04mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	13d	1	1.04mi
121 W Lagrange St Lake Charles, LA	1.0	1.0	850	$750	$0.88	44d	1	1.07mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	21d	1	1.11mi
3529 Greinwich Blvd Lake Charles, LA	3.0	1.0	768	$895	$1.17	44d	1	1.14mi
518 E McNeese St Lake Charles, LA	1.0	1.0	920	$725	$0.79	44d	1	1.32mi
317 W School St Unit A Lake Charles, LA	2.0	1.0	825	$900	$1.09	44d	1	1.32mi
422 W Lagrange St Lake Charles, LA	1.0	1.0	775	$900	$1.16	21d	1	1.40mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	44d	1	1.40mi

Listing history 9 events

1. 2026-05-07
   price $89,500 360-char remark

   Show marketing remark (360 chars)

   Centrally located single story cottage near McNeese University. The home has been remodeled and has an open floor plan with neutral colors and hard surface flooring throughout. The kitchen has white cabinetry and stainless appliances. Two bedrooms and one full bath. Spacious backyard with outdoor storage in front yard. Ample parking. Located in Flood Zone X.

2. 2026-03-10
   status Active 360-char remark

   Show marketing remark (360 chars)

   Centrally located single story cottage near McNeese University. The home has been remodeled and has an open floor plan with neutral colors and hard surface flooring throughout. The kitchen has white cabinetry and stainless appliances. Two bedrooms and one full bath. Spacious backyard with outdoor storage in front yard. Ample parking. Located in Flood Zone X.

3. 2026-02-27
   status Pending 360-char remark

   Show marketing remark (360 chars)

   Centrally located single story cottage near McNeese University. The home has been remodeled and has an open floor plan with neutral colors and hard surface flooring throughout. The kitchen has white cabinetry and stainless appliances. Two bedrooms and one full bath. Spacious backyard with outdoor storage in front yard. Ample parking. Located in Flood Zone X.

4. 2026-02-25
   listed $95,500 Active 360-char remark

   Show marketing remark (360 chars)

   Centrally located single story cottage near McNeese University. The home has been remodeled and has an open floor plan with neutral colors and hard surface flooring throughout. The kitchen has white cabinetry and stainless appliances. Two bedrooms and one full bath. Spacious backyard with outdoor storage in front yard. Ample parking. Located in Flood Zone X.

5. 2024-01-11
   historical $950
6. 2023-12-28
   price $950
7. 2023-10-25
   listed $1,000
8. 2018-01-30
   soldstatus $100,000
9. 2017-07-18
   soldstatus $55,000

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$113/yr (+$9/mo · 29.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 5% 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: $12,337
• − Mortgage interest: −$5,013
• − Property taxes: −$379
• − Insurance: −$448
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$2,604
• Taxable income: $1,919
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $2,827/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): 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

+62.7% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $89,500 SWLAR
• 2026-03-10 Relisted — SWLAR
• 2026-02-27 Pending — SWLAR
• 2026-02-25 Listed $95,500 SWLAR
• 2024-01-11 Rental Removed $950 BUILDIUM
• 2023-12-28 Price Changed $950 BUILDIUM
• 2023-10-25 Listed for Rent $1,000 BUILDIUM
• 2018-01-30 Sold (Public Records) $100,000 Public Records
• 2017-07-18 Sold (Public Records) $55,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $379 · +1.3% YoY. Source: county tax records.