4400 Brown St Unit F · Lake Charles, LA 70607

$145,000

2 bd · 1.5 ba · 1,300 sqft · SingleFamily · 320 Days on market

Built 2007 0.50 ac lot Est $138k · 5% over $90/mo HOA · 7% of rent

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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).

• Cash flow +12.5/30.0
• ARV discount +5.1/15.0
• Rent growth +4.6/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity!! 2 bedroom 1.5 bath, townhome! Conveniently located off of E McNeese St. This 2 story townhome features an open concept living to kitchen area. Both bedrooms are located upstairs and joined by a jack/jill bathroom. Home is currently leased out. All measurements are m/l.

Key facts

• $90 HOA
• Built 2007
• Listed 320 days

Property features AI

Finance

• Other: Subdivision: Tuscany Twnhms
• HOA & community: Homeowners association present; $90 monthly association fee

Exterior

• Parking: Open parking; Driveway
• Utilities: Public water; Public sewer; Electricity available; Cable connected
• Home design: Townhouse; Two-story; Entry level: Not specified; No common-interest association (see HOA for details)
• Construction: Brick construction; Shingle roof; Slab foundation; Built as a townhouse
• Exterior features: Patio; Fenced yard with wood privacy fencing; City lot; rectangular shape

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-22 ($-264/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (14.4% below list).
• Recommended offer: $124k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Henry Heights Elementary School (math 17% / reading 27%, grade F, #415 of 646 statewide, top 67%, 286 students, 76% 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 schools average 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 37% district-wide (-14 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); 569 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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 320 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $116k; 25% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,092 (14.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $137,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4041 Fourden	0.35mi	3/— (+1)	1,370 (+5%)	3mo	$145,000	$106	68
1404 Meadow Dr	0.14mi	2/1.0	1,125 (-14%)	8mo	$55,000	$49	62
4001 Briarfield Ln	0.43mi	3/2.0 (+1)	1,269 (-2%)	12mo	$168,000	$132	59
1016 Cherryhill St	0.34mi	3/2.0 (+1)	1,444 (+11%)	7mo	$200,000	$139	53
4039 W Walton St W	0.34mi	3/2.0 (+1)	1,347 (+4%)	22mo	$179,000	$133	53
3706 Texas St	0.74mi	3/2.0 (+1)	1,364 (+5%)	3mo	$129,900	$95	48
1616 Meadow Dr	0.21mi	3/1.0 (+1)	1,114 (-14%)	14mo	$86,500	$78	48
1432 Tennessee St	0.64mi	3/2.0 (+1)	1,290 (-1%)	18mo	$115,000	$89	47
3909 Vanderbilt St	0.65mi	3/1.5 (+1)	1,247 (-4%)	21mo	$60,000	$48	41
4110 Harvard St	0.66mi	3/1.5 (+1)	1,350 (+4%)	22mo	$129,000	$96	39
2209 Michele Ct	0.74mi	3/2.0 (+1)	1,447 (+11%)	2mo	$195,000	$135	38
4140 Harvard St	0.64mi	3/2.0 (+1)	1,448 (+11%)	22mo	$179,900	$124	26

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: -11.9%
• Equity multiple: 0.55×
• Total profit: $-18,320
• Equity at exit: $21,620

10-year hold

• IRR: 3.4%
• Equity multiple: 1.30×
• Total profit: $12,168
• Equity at exit: $12,537

Cash invested: $40,600 (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: 569
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$760
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$60
• HOA: −$90
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-22

Break-even live

Break-even rent $1,269

Max offer price $141,115

Occupancy floor 97%

Sensitivity live

Price	-10% $60	-5% $19	+0% $-22	+5% $-63	+10% $-104
Rent	-10% $-120	-5% $-71	+0% $-22	+5% $27	+10% $76
Rate	-1.0pp $51	-0.5pp $15	base $-22	+0.5pp $-60	+1.0pp $-98

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	15d	1	0.77mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	15d	1	0.78mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	15d	1	0.82mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$994	$1.05	15d	6	0.85mi
518 E McNeese St Lake Charles, LA	1.0	1.0	920	$725	$0.79	45d	1	0.93mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	15d	1	1.06mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	45d	1	1.10mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	45d	1	1.12mi
5014 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	15d	1	1.18mi
5018 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	45d	1	1.19mi
1032 Link Rd Unit B Lake Charles, LA	2.0	1.0	1000	$1,195	$1.20	15d	1	1.27mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	15d	1	1.29mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	15d	1	1.38mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 21 events

1. 2026-06-21
   days on market $145,000 Active 320 DOM
2. 2026-06-19
   days on market $145,000 Active 318 DOM
3. 2026-06-18
   days on market $145,000 Active 317 DOM
4. 2026-06-17
   days on market $145,000 Active 316 DOM
5. 2026-06-16
   days on market $145,000 Active 315 DOM
6. 2026-06-15
   days on market $145,000 Active 314 DOM
7. 2026-06-14
   days on market $145,000 Active 312 DOM
8. 2026-06-13
   days on market $145,000 Active 311 DOM
9. 2026-06-10
   days on market $145,000 Active 309 DOM
10. 2026-06-09
    days on market $145,000 Active 308 DOM
11. 2026-06-08
    days on market $145,000 Active 307 DOM
12. 2026-06-07
    days on market $145,000 Active 306 DOM
13. 2026-06-05
    days on market $145,000 Active 303 DOM
14. 2026-06-02
    days on market $145,000 Active 301 DOM
15. 2026-06-01
    days on market $145,000 Active 300 DOM
16. 2026-05-31
    days on market $145,000 Active 299 DOM
17. 2026-05-30
    days on market $145,000 Active 298 DOM
18. 2026-05-22
    price $145,000
19. 2025-10-21
    price $159,000
20. 2025-06-12
    listed $165,000 Active
21. 2013-11-15
    soldstatus $116,000

ⓘ 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: $1,098 · $92/mo
• Projected year-2 tax: $1,098 · $92/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 1/10 Low FEMA zone X (shaded) · 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: $14,891
• − Mortgage interest: −$8,122
• − Property taxes: −$1,098
• − Insurance: −$725
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − HOA: −$1,080
• − Depreciation: −$4,218
• Taxable loss: −$2,735
• Est. tax savings @ 24.0%: +$656
• After-tax cash flow: $392/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

+25.0% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $145,000 SWLAR
• 2025-10-21 Price Changed $159,000 SWLAR
• 2025-06-12 Listed $165,000 SWLAR
• 2013-11-15 Sold (Public Records) $116,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,098 · +1.3% YoY. Source: county tax records.