5425 8th Ave · Lake Charles, LA 70607

$149,350

3 bd · 1.0 ba · 1,271 sqft · SingleFamily · 47 Days on market

Built 1980 Fair condition 8,320 sqft lot $118/sqft · 30% below area Est $212k · 30% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Rent growth +4.6/5.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3 bedroom 1 bath home nestled in a desirable, well established neighborhood. Conveniently located near schools, shopping and dining. This property is ideal for first time buyers, downsizing or investment opportunities.

Key facts

• 8,320 sq ft lot
• Built 1980
• Listed 46 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $6 ($70/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (12.0% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.2% 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: Fairview Elementary School (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 558 students, 54% 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-school proficiency averages 20% at this address vs 37% district-wide (-17 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); 659 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $4k 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.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $131,385 (12.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $212,069
• List price: $149,350
• Delta: -29.57%
• 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
3413 Coolidge St	1.47mi	3/1.0	1,234 (-3%)	3mo	$117,500	$95	58
2334 S Roosevelt St S	1.43mi	3/1.5	1,325 (+4%)	3mo	$50,000	$38	53
4041 Fourden	1.29mi	3/—	1,370 (+8%)	4mo	$145,000	$106	48
5411 Hebert's Pass	0.59mi	3/2.0	1,553 (+22%)	2mo	$198,900	$128	42
1120 Sage Dr	1.43mi	3/1.0	1,085 (-15%)	5mo	$89,000	$82	36
2209 Michele Ct	1.23mi	3/2.0	1,447 (+14%)	4mo	$195,000	$135	35
1903 Calvin Ct Ct	0.76mi	3/2.0	1,545 (+22%)	2mo	$207,000	$134	34
832 Desoto St	1.50mi	3/2.0	1,522 (+20%)	2mo	$192,500	$126	34
1309 Cactus	1.33mi	3/1.0	1,035 (-19%)	9mo	$105,000	$101	33
1404 Clover Dr	1.33mi	3/1.0	1,054 (-17%)	9mo	$140,000	$133	33
856 Desoto St	1.43mi	3/2.0	1,495 (+18%)	4mo	$210,000	$140	32
1016 Cherryhill St	1.44mi	3/2.0	1,444 (+14%)	8mo	$200,000	$139	32

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: -10.6%
• Equity multiple: 0.60×
• Total profit: $-16,867
• Equity at exit: $22,269

10-year hold

• IRR: 4.7%
• Equity multiple: 1.42×
• Total profit: $17,472
• Equity at exit: $12,913

Cash invested: $41,818 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 40 active · 9 under contract
• Months of supply: 120.0 mo (1%/mo absorbed)
• Median asking: $199,020 ($159/sqft)
• Median days on market: 635 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +4.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70607

• Rents YoY: 8.6%
• Active inventory: 659
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$783
• Tax est. 1.5%: −$187 /mo · $2,240/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $6

Break-even live

Break-even rent $1,306

Max offer price $149,350

Occupancy floor 95%

Sensitivity live

Price	-10% $109	-5% $57	+0% $6	+5% $-46	+10% $-97
Rent	-10% $-98	-5% $-46	+0% $6	+5% $58	+10% $110
Rate	-1.0pp $81	-0.5pp $44	base $6	+0.5pp $-33	+1.0pp $-72

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: $37,338
• Closing costs: $4,480
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	70d	1	1.24mi
1032 Link Rd Unit B Lake Charles, LA	2.0	1.0	1000	$1,195	$1.20	62d	1	1.45mi

Property features AI

Exterior

• Utilities: Private well water
• Home design: Single-family residenceOne storyResidential zoning
• Construction: Slab foundation
• Exterior features: Front porch

Interior

• Kitchen: DishwasherRefrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: DishwasherRefrigeratorSeven total rooms

Listing history 50 events

1. 2026-08-08
   days on market $149,350 Active 47 DOM
2. 2026-08-07
   days on market $149,350 Active 46 DOM
3. 2026-08-06
   days on market $149,350 Active 45 DOM
4. 2026-08-05
   days on market $149,350 Active 44 DOM
5. 2026-08-04
   days on market $149,350 Active 43 DOM
6. 2026-08-03
   days on market $149,350 Active 42 DOM
7. 2026-07-31
   days on market $149,350 Active 39 DOM
8. 2026-07-29
   days on market $149,350 Active 37 DOM
9. 2026-07-27
   days on market $149,350 Active 35 DOM
10. 2026-07-25
    days on market $149,350 Active 33 DOM
11. 2026-07-23
    days on market $149,350 Active 31 DOM
12. 2026-07-22
    days on market $149,350 Active 30 DOM
13. 2026-07-21
    days on market $149,350 Active 29 DOM
14. 2026-07-18
    days on market $149,350 Active 26 DOM
15. 2026-07-16
    days on market $149,350 Active 24 DOM
16. 2026-07-16
    days on market $149,350 Active 23 DOM
17. 2026-07-14
    days on market $149,350 Active 22 DOM
18. 2026-07-13
    days on market $149,350 Active 21 DOM
19. 2026-07-12
    days on market $149,350 Active 20 DOM
20. 2026-07-11
    days on market $149,350 Active 19 DOM
21. 2026-07-10
    days on market $149,350 Active 18 DOM
22. 2026-07-09
    days on market $149,350 Active 17 DOM
23. 2026-07-08
    days on market $149,350 Active 16 DOM
24. 2026-07-07
    days on market $149,350 Active 15 DOM
25. 2026-07-06
    days on market $149,350 Active 14 DOM
26. 2026-07-05
    days on market $149,350 Active 13 DOM
27. 2026-07-04
    days on market $149,350 Active 12 DOM
28. 2026-07-03
    days on market $149,350 Active 11 DOM
29. 2026-07-03
    days on marketlisting id $149,350 Active 10 DOM
30. 2026-07-01
    days on market $149,350 Active 35 DOM
31. 2026-06-30
    days on market $149,350 Active 34 DOM
32. 2026-06-29
    days on market $149,350 Active 33 DOM
33. 2026-06-28
    days on market $149,350 Active 32 DOM
34. 2026-06-28
    days on market $149,350 Active 31 DOM
35. 2026-06-27
    days on market $149,350 Active 30 DOM
36. 2026-06-25
    days on market $149,350 Active 28 DOM
37. 2026-06-23
    days on market $149,350 Active 26 DOM
38. 2026-06-21
    days on market $149,350 Active 25 DOM
39. 2026-06-19
    days on market $149,350 Active 23 DOM
40. 2026-06-18
    days on market $149,350 Active 22 DOM
41. 2026-06-17
    days on market $149,350 Active 21 DOM
42. 2026-06-16
    days on market $149,350 Active 20 DOM
43. 2026-06-15
    days on market $149,350 Active 19 DOM
44. 2026-06-14
    days on market $149,350 Active 17 DOM
45. 2026-06-13
    days on market $149,350 Active 16 DOM
46. 2026-06-10
    days on market $149,350 Active 14 DOM
47. 2026-06-09
    days on market $149,350 Active 13 DOM
48. 2026-06-08
    days on market $149,350 Active 12 DOM
49. 2026-06-07
    days on market $149,350 Active 11 DOM
50. 2026-06-05
    days on market $149,350 Active 8 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $15,766
• − Mortgage interest: −$8,366
• − Property taxes: −$2,240
• − Insurance: −$747
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$4,345
• Taxable loss: −$2,454
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $659/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab Est. rehab $31,775–$57,195 screening

This home requires moderate renovations, focusing on exterior repairs and landscaping to improve its curb appeal and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both paint exterior walls — Enhances curb appeal and value ↑
• Both repair and paint exterior siding — Improves home's appearance and value ↑
• Both landscaping — Enhances curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Fairview Elementary School F LA #550/646 Nat'l #37,719/41,679 Middle F. K. White Middle School F LA #104/218 Nat'l #8,188/14,009 High Grand Lake High School D+ LA #33/265 Nat'l #5,016/17,239

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

C Composite livability gradescore 68/100

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 · 212,179 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: 8% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Utilities: Private well water
• Home design: Single-family residenceOne storyResidential zoning
• Construction: Slab foundation
• Exterior features: Front porch

Interior

• Kitchen: DishwasherRefrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: DishwasherRefrigeratorSeven total rooms

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-22 Listed $149,350 SWLAR
• 2026-05-27 Listed $149,350 GFPAR