5663 Smoky Hl · Prien, LA 70605

$219,000

4 bd · 2.0 ba · 1,645 sqft · SingleFamily · 29 Days on market

7,405 sqft lot $133/sqft · at area comps Est $212k · at est.

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +6.0/15.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently updated 4-bedroom, 2-bath home located in desirable South Lake Charles. This home features a spacious layout with a cozy fireplace, two-car garage, and a covered back patio overlooking the backyard. Two bedrooms offer large walk-in closets. The home is located in flood zone X which means no flood insurance is required.

Key facts

• Covered back patio
• Cozy fireplace
• 7,405 sq ft lot

Tags

• COZY FIREPLACE
• COVERED BACK PATIO
• LARGE WALK-IN CLOSETS

Property features AI

Finance

• Other: Lot dimensions approximately 124 x 72 x 58 x 111 (0.17 acre)

Exterior

• Utilities: Property zoned residential
• Home design: Single-family residence; Single-story
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air
• Interior features: Dishwasher; Disposal; Central air conditioning

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $216k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.7% in Prien — 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 64/100 on livability (#174 in LA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• 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 44d 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 38% 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 $61k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $190k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $215,715 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.52%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (median comp): $211,935
• List price: $219,000
• Delta: 3.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Aberdeen Dr	0.19mi	3/2.0 (-1)	1,600 (-3%)	9mo	$214,000	$134	74
5710 Stonehaven Ln	0.10mi	3/2.0 (-1)	1,624 (-1%)	20mo	$220,000	$135	72
1094 Spanish Mission Trl	0.16mi	3/2.0 (-1)	1,524 (-7%)	9mo	$200,000	$131	68
1077 Spanish Mission Trl	0.14mi	3/2.0 (-1)	1,750 (+6%)	13mo	$210,000	$120	68
5702 Stonehaven Ln	0.10mi	3/2.0 (-1)	1,777 (+8%)	13mo	$225,000	$127	66
5704 Stonehaven Ln	0.10mi	3/2.0 (-1)	1,504 (-9%)	15mo	$205,000	$136	64
401 Montclair St	0.74mi	4/2.0	1,760 (+7%)	4mo	$263,000	$149	50
5737 E Dietrich Loop	0.47mi	3/2.0 (-1)	1,824 (+11%)	14mo	$273,500	$150	43
425 Avalon St	0.71mi	3/2.0 (-1)	1,465 (-11%)	2mo	$239,000	$163	42
820 Lakeridge Ln	0.60mi	3/2.0 (-1)	1,890 (+15%)	6mo	$245,000	$130	38
5727 W Dietrich Loop W	0.52mi	3/2.0 (-1)	1,824 (+11%)	19mo	$266,000	$146	37
614 Lionel Ln	0.49mi	3/2.0 (-1)	1,856 (+13%)	23mo	$295,000	$159	31

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: 11.5%
• Equity multiple: 1.48×
• Total profit: $29,485
• Equity at exit: $32,654

10-year hold

• IRR: 24.0%
• Equity multiple: 3.55×
• Total profit: $156,591
• Equity at exit: $18,935

Cash invested: $61,320 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,746 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $793

Break-even live

Break-even rent $1,743

Max offer price $219,000

Occupancy floor 66%

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: $54,750
• Closing costs: $6,570
• 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	43d	1	0.57mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	0.83mi
801 Sundale Dr Lake Charles, LA	3.0	1.0	1144	$1,195	$1.04	43d	1	1.20mi

Listing history 16 events

1. 2026-06-19
   days on market $219,000 Active 29 DOM
2. 2026-06-18
   days on market $219,000 Active 28 DOM
3. 2026-06-17
   days on market $219,000 Active 27 DOM
4. 2026-06-16
   days on market $219,000 Active 26 DOM
5. 2026-06-15
   days on market $219,000 Active 25 DOM
6. 2026-06-14
   days on market $219,000 Active 23 DOM
7. 2026-06-13
   days on market $219,000 Active 22 DOM
8. 2026-06-10
   days on market $219,000 Active 20 DOM
9. 2026-06-09
   days on market $219,000 Active 19 DOM
10. 2026-06-08
    days on market $219,000 Active 18 DOM
11. 2026-06-07
    days on market $219,000 Active 17 DOM
12. 2026-06-05
    days on marketlisting id $219,000 Active 14 DOM
13. 2026-06-03
    status $219,000 Active 7 DOM
14. 2026-05-15
    listed $219,000 Active 329-char remark
15. 2026-05-14
    listed $219,000 Active 329-char remark

    Show marketing remark (329 chars)

    Recently updated 4-bedroom, 2-bath home located in desirable South Lake Charles. This home features a spacious layout with a cozy fireplace, two-car garage, and a covered back patio overlooking the backyard. Two bedrooms offer large walk-in closets. The home is located in flood zone X which means no flood insurance is required.

16. 2015-02-25
    soldstatus $190,000

ⓘ 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: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/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 X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $32,958
• − Mortgage interest: −$12,267
• − Property taxes: −$1,646
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,637
• − Management: −$2,637
• − Depreciation: −$6,371
• Taxable income: $6,306
• Est. tax owed @ 24.0%: −$1,513
• After-tax cash flow: $8,001/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 — Prien

• Score: 64/100
• State rank: #174
• US rank: #14370

Category grades

Amenities F Commute F Cost of living C+ Crime A Employment A+ Housing A+ Health & safety F User ratings A

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): 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

+15.3% since first listed

7 events — show timeline

• 2026-06-03 Relisted — GFPAR
• 2026-06-02 Relisted — SWLAR
• 2026-05-28 Delisted — GFPAR
• 2026-05-21 Pending — SWLAR
• 2026-05-15 Listed $219,000 GFPAR
• 2026-05-14 Listed $219,000 SWLAR
• 2015-02-25 Sold (Public Records) $190,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,646 · +2.2% YoY. Source: county tax records.