3002 1st Ave · Lake Charles, LA 70601

$130,000

3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 113 Days on market

Built 1953 9,583 sqft lot Est $124k · at est. ↓ 17% 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +5.8/10.0
• ARV discount +5.4/15.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated cottage on large lot with fenced backyard, gourmet kitchen with granite countertops, ceramic floors, and lots of cabinets, separate dining, large family room, wood & ceramic floors, light and bright, lots of upgrades, front porch.

Key facts

• Two year old roof
• Updated kitchen
• Granite counters

Tags

• REMODELED MASTER BATH
• TWO YEAR OLD ROOF
• UPDATED KITCHEN
• LARGE PULL OUT SPICE RACK
• GRANITE COUNTERS
• FENCED BACKYARD

Property features AI

Finance

• Other: Property type: Residential, single-family residence; Lot size approximately 0.22 acres (54 x 178); Zoning: Residential; Directions: Head west on Prien Lake Rd from the Ryan St area, turn left on 1st Ave; house will be on the left
• HOA & community: Street lights; Suburban neighborhood; Subdivision: Green Heights

Exterior

• Parking: Driveway with 2 open parking spaces (2 total)
• Security: Prewired for security
• Utilities: Public water; Public sewer; 220V electric service; Cable available; Electricity connected; Natural gas available and connected; Phone available; Water connected; Sewer connected
• Home design: Single-family house; Single-story; Faces east; Updated / remodeled; No common walls; No common interest
• Construction: HardiPlank-type siding; Raised foundation; Shingle roof; Built as a house
• Exterior features: Porch; Fenced yard (wood); Back yard; Front yard; City lot; Paved city street frontage; Has a view

Interior

• Kitchen: Gas range; Range hood; Microwave; Dishwasher; Refrigerator; Water softener; Granite counters
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Built-in features; Ceiling fans; Granite counters; Storage; Prewired security
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup (inside); Washer and dryer included; Electric water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Oak Park Elementary School (math 12% / reading 17%, grade F, #516 of 646 statewide, top 82%, 246 students, 87% FRL); Oak Park Middle School (math 10% / reading 22%, grade F, #180 of 218 statewide, top 83%, 385 students, 83% FRL); Lagrange High School (math 9% / reading 22%, grade F, #217 of 265 statewide, top 82%, 907 students, 76% FRL) — zoned schools average 82% FRL vs 52% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 37% district-wide (-22 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 (+6.2%/yr); 363 active listings in the ZIP; 21 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 $899 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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago 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

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.08% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $124,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Orange St	0.38mi	3/2.0	1,303 (-6%)	8mo	$158,000	$121	66
1309 Rosetta St	0.62mi	3/1.0	1,383 (+0%)	6mo	$55,300	$40	62
1518 21st St	0.16mi	3/1.0	1,201 (-13%)	9mo	$135,000	$112	60
2405 Gardenia St	0.68mi	3/2.0	1,450 (+5%)	2mo	$75,000	$52	58
1400 14th St	0.58mi	4/2.0 (+1)	1,353 (-2%)	8mo	$135,300	$100	58
1404 Dautel St	0.53mi	3/2.0	1,523 (+10%)	1mo	$75,000	$49	57
2529 Aster St	0.37mi	2/1.0 (-1)	1,273 (-8%)	5mo	$115,000	$90	57
2504 4th Ave Ave	0.64mi	3/2.0	1,510 (+9%)	2mo	$161,500	$107	53
810 Gulf St	0.43mi	3/2.0	1,575 (+14%)	6mo	$125,000	$79	51
1014 Fall St St	0.35mi	2/1.0 (-1)	1,190 (-14%)	2mo	$45,000	$38	50
3401 Kingham Rd	0.64mi	3/2.0	1,250 (-9%)	8mo	$130,000	$104	48
1609 18th St	0.37mi	3/1.0	1,178 (-15%)	9mo	$57,000	$48	47

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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $4,622
• Equity at exit: $19,383

10-year hold

• IRR: 15.3%
• Equity multiple: 2.41×
• Total profit: $51,222
• Equity at exit: $11,240

Cash invested: $36,400 (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 70601

• Rents YoY: 6.2%
• Active inventory: 363
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$682
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $332

Break-even live

Break-even rent $978

Max offer price $130,000

Occupancy floor 71%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.16mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	0.29mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	0.41mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	0.67mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	0.68mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	0.70mi
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	21d	1	0.76mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	0.78mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	0.83mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	0.94mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	0.99mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	1.09mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	13d	1	1.09mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	21d	1	1.19mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	43d	1	1.20mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	43d	1	1.25mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	1.32mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	43d	1	1.33mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	43d	1	1.37mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	21d	1	1.45mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	43d	1	1.49mi

Listing history 26 events

1. 2026-06-19
   days on market $130,000 Active 113 DOM
2. 2026-06-18
   days on market $130,000 Active 112 DOM
3. 2026-06-17
   days on market $130,000 Active 111 DOM
4. 2026-06-16
   days on market $130,000 Active 110 DOM
5. 2026-06-15
   days on market $130,000 Active 109 DOM
6. 2026-06-14
   days on market $130,000 Active 107 DOM
7. 2026-06-13
   days on market $130,000 Active 106 DOM
8. 2026-06-10
   days on market $130,000 Active 104 DOM
9. 2026-06-09
   days on market $130,000 Active 103 DOM
10. 2026-06-08
    days on market $130,000 Active 102 DOM
11. 2026-06-07
    days on market $130,000 Active 101 DOM
12. 2026-06-05
    days on market $130,000 Active 98 DOM
13. 2026-06-02
    days on market $130,000 Active 96 DOM
14. 2026-06-01
    days on market $130,000 Active 95 DOM
15. 2026-05-31
    days on market $130,000 Active 94 DOM
16. 2026-05-30
    days on market $130,000 Active 93 DOM
17. 2026-05-18
    status Active
18. 2026-03-30
    status Pending
19. 2026-01-08
    listed $130,000 Active
20. 2025-03-08
    historical $1,100
21. 2025-03-06
    listed $1,100
22. 2025-02-13
    historical $1,100
23. 2025-01-09
    listed $1,100
24. 2017-05-30
    soldstatus $149,500
25. 2017-05-26
    soldstatus 244-char remark

    Show marketing remark (244 chars)

    Updated cottage on large lot with fenced backyard, gourmet kitchen with granite countertops, ceramic floors, and lots of cabinets, separate dining, large family room, wood & ceramic floors, light and bright, lots of upgrades, front porch.

26. 2017-03-21
    listed $157,500 244-char remark

    Show marketing remark (244 chars)

    Updated cottage on large lot with fenced backyard, gourmet kitchen with granite countertops, ceramic floors, and lots of cabinets, separate dining, large family room, wood & ceramic floors, light and bright, lots of upgrades, front porch.

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$273/yr (+$23/mo · 61.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $16,777
• − Mortgage interest: −$7,282
• − Property taxes: −$442
• − Insurance: −$650
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$3,782
• Taxable income: $1,937
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $3,516/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): 30,872
• Household income: $49,992
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1304.0

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 0.55)
• Race & ethnicity: Black 59% White 31% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Lithuanian 7% Iranian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -109.32%
• Current HPI: 55.6127
• Rent YoY: ▲ 6.18%
• 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

-17.5% since first listed

10 events — show timeline

• 2026-05-18 Relisted — SWLAR
• 2026-03-30 Pending — SWLAR
• 2026-01-08 Listed $130,000 SWLAR
• 2025-03-08 Rental Removed $1,100 GSMLSLA
• 2025-03-06 Listed for Rent $1,100 GSMLSLA
• 2025-02-13 Rental Removed $1,100 GSMLSLA
• 2025-01-09 Listed for Rent $1,100 GSMLSLA
• 2017-05-30 Sold (Public Records) $149,500 Public Records
• 2017-05-26 Sold (MLS) — SWLAR
• 2017-03-21 Listed $157,500 SWLAR

Property tax history

-0.5%/yr

Latest (2025): $442 · +1.3% YoY. Source: county tax records.