2200 Barbe Ct · Lake Charles, LA 70601

$250,000

3 bd · 2.5 ba · 2,200 sqft · SingleFamily · 81 Days on market

Built 1967 0.32 ac lot $114/sqft · 23% below area Est $327k · 23% under

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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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Rent growth +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled mid-century brick home encompassing approximately 2,200 square feet, offering 3 bedrooms and 2 full baths with a well-defined and functional layout. Interior spaces include multiple living areas, highlighted by an oversized family room adjoining a dedicated dining area, as well as a separate den with a fireplace that opens to the kitchen. The kitchen is appointed with stainless steel appliances, solid wood cabinetry, granite countertops, and a breakfast bar. Bedrooms are generously proportioned, and the home features consistent, low-maintenance flooring throughout with ceramic wood plank tile and wood laminate—no carpet. A fully enclosed, climate-controlled sunroom extends the interior footprint. Exterior improvements include a brick patio and covered carport. The property also includes a 30' x 10' climate-controlled workshop with a half bath. Conveniently situated just minutes from downtown amenities, shopping, and dining. Schedule your private showing today!

Key facts

• Solid wood cabinetry
• Granite countertops
• Den with fireplace

Tags

• MULTIPLE LIVING AREAS
• OVERSIZED FAMILY ROOM
• DEN WITH FIREPLACE
• STAINLESS STEEL APPLIANCES
• SOLID WOOD CABINETRY
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (11.3% below list).
• Recommended offer: $217k (13.3% below list) — sets the bar for cash-flow.
• Cap rate 7.4% 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: Barbe Elementary School (math 12% / reading 32%, grade F, #415 of 646 statewide, top 67%, 164 students, 84% FRL); S. J. Welsh Middle School (math 28% / reading 44%, grade F, #84 of 218 statewide, top 41%, 1,107 students, 49% FRL); Lagrange High School (math 9% / reading 22%, grade F, #217 of 265 statewide, top 82%, 907 students, 76% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 37% district-wide (-12 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); 364 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• At $2,218/mo this rent would consume 53% of the median local household income ($50k/yr) (locally 1304% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 81 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $216,652 (13.3% 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 81 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.89% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (median comp): $326,765
• List price: $250,000
• Delta: -23.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 St Anthony St Unit E	0.36mi	3/2.5	2,232 (+2%)	4mo	$355,000	$159	77
2111 St Joseph Ave	0.14mi	3/2.5	1,943 (-12%)	9mo	$367,000	$189	66
1939 Barbe St	0.27mi	3/2.5	1,980 (-10%)	7mo	$329,500	$166	65
2136 La Cache Dr	0.12mi	3/2.0	2,443 (+11%)	14mo	$295,000	$121	63
726 Rosalie St	0.34mi	3/1.5	2,031 (-8%)	12mo	$97,500	$48	58
819 Touchy St	0.42mi	4/2.0 (+1)	2,180 (-1%)	18mo	$275,000	$126	57
2313 Lacache Dr	0.14mi	3/2.0	1,938 (-12%)	20mo	$315,000	$163	55
730 Louie St	0.33mi	3/1.5	1,878 (-15%)	9mo	$70,000	$37	49
1805 Riverside Dr	0.53mi	4/2.0 (+1)	1,976 (-10%)	7mo	$262,500	$133	45
1015 Holly St	0.70mi	3/2.5	2,337 (+6%)	23mo	$211,802	$91	38
403 Louie St	0.72mi	2/2.0 (-1)	1,893 (-14%)	22mo	$205,400	$109	18

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: -17.7%
• Equity multiple: 0.36×
• Total profit: $-45,049
• Equity at exit: $37,276

10-year hold

• IRR: -4.1%
• Equity multiple: 0.69×
• Total profit: $-21,971
• Equity at exit: $21,615

Cash invested: $70,000 (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: 364
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,218 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$99 /mo · $1,186/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-189

Break-even live

Break-even rent $2,456

Max offer price $216,652

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-118	+0% $-189	+5% $-260	+10% $-330
Rent	-10% $-364	-5% $-276	+0% $-189	+5% $-101	+10% $-14
Rate	-1.0pp $-63	-0.5pp $-125	base $-189	+0.5pp $-254	+1.0pp $-319

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 William St Lake Charles, LA	3.0	2.5	2289	$2,800	$1.22	45d	1	0.41mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	15d	1	0.96mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	45d	1	0.96mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	45d	1	1.11mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	45d	1	1.33mi
3535 Knight Ln Unit 14 Lake Charles, LA	3.0	2.5	1450	$2,150	$1.48	15d	1	1.49mi

Listing history 27 events

1. 2026-06-21
   days on market $250,000 Active 81 DOM
2. 2026-06-19
   days on market $250,000 Active 79 DOM
3. 2026-06-18
   days on market $250,000 Active 78 DOM
4. 2026-06-17
   days on market $250,000 Active 77 DOM
5. 2026-06-16
   days on market $250,000 Active 76 DOM
6. 2026-06-15
   days on market $250,000 Active 75 DOM
7. 2026-06-14
   days on market $250,000 Active 73 DOM
8. 2026-06-13
   days on market $250,000 Active 72 DOM
9. 2026-06-10
   days on market $250,000 Active 70 DOM
10. 2026-06-09
    days on market $250,000 Active 69 DOM
11. 2026-06-08
    days on market $250,000 Active 68 DOM
12. 2026-06-07
    days on market $250,000 Active 67 DOM
13. 2026-06-05
    days on market $250,000 Active 64 DOM
14. 2026-06-02
    days on market $250,000 Active 62 DOM
15. 2026-06-01
    days on market $250,000 Active 61 DOM
16. 2026-05-31
    days on market $250,000 Active 60 DOM
17. 2026-05-30
    days on market $250,000 Active 59 DOM
18. 2026-04-01
    listed $250,000 Active 990-char remark

    Show marketing remark (990 chars)

    Remodeled mid-century brick home encompassing approximately 2,200 square feet, offering 3 bedrooms and 2 full baths with a well-defined and functional layout. Interior spaces include multiple living areas, highlighted by an oversized family room adjoining a dedicated dining area, as well as a separate den with a fireplace that opens to the kitchen. The kitchen is appointed with stainless steel appliances, solid wood cabinetry, granite countertops, and a breakfast bar. Bedrooms are generously proportioned, and the home features consistent, low-maintenance flooring throughout with ceramic wood plank tile and wood laminate—no carpet. A fully enclosed, climate-controlled sunroom extends the interior footprint. Exterior improvements include a brick patio and covered carport. The property also includes a 30' x 10' climate-controlled workshop with a half bath. Conveniently situated just minutes from downtown amenities, shopping, and dining. Schedule your private showing today!

19. 2025-06-30
    soldstatus Closed
20. 2025-05-28
    historical
21. 2025-04-15
    listed $1 Active
22. 2017-06-19
    soldstatus $220,900
23. 2017-06-16
    soldstatus
24. 2017-05-11
    listed $224,900
25. 2011-09-19
    soldstatus $200,000
26. 2011-09-01
    soldstatus $170,000
27. 1994-03-02
    soldstatus $96,700

ⓘ 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: $1,186 · $99/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$189/yr (+$16/mo · 15.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $26,610
• − Mortgage interest: −$14,004
• − Property taxes: −$1,186
• − Insurance: −$6,368
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$7,273
• Taxable loss: −$6,479
• Est. tax savings @ 24.0%: +$1,555
• After-tax cash flow: $-710/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

+158.5% since first listed

10 events — show timeline

• 2026-04-01 Listed $250,000 SWLAR
• 2025-06-30 Sold (MLS) — GFPAR
• 2025-05-28 Delisted — GFPAR
• 2025-04-15 Listed $1 GFPAR
• 2017-06-19 Sold (Public Records) $220,900 Public Records
• 2017-06-16 Sold (MLS) — SWLAR
• 2017-05-11 Listed $224,900 SWLAR
• 2011-09-19 Sold (Public Records) $200,000 Public Records
• 2011-09-01 Sold (Public Records) $170,000 Public Records
• 1994-03-02 Sold (Public Records) $96,700 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,186 · +2.4% YoY. Source: county tax records.