1022 Alamo St · Lake Charles, LA 70601

$65,000

2 bd · 1.0 ba · 800 sqft · SingleFamily · 75 Days on market

Built 2004 6,098 sqft lot Est $87k · 25% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Investment Opportunity! This 2-bedroom, 1-bath investment property is currently tenant-occupied with a monthly rental income of $800, making it a great addition to an investor’s portfolio. Please note, the 1018 Alamo Street property (swl25102714) is not included in this sale—this listing is for the 1022 Alamo Street property only. Floor plan for both are the same just mirror image. Seller is open to selling both properties as a package. Seller will provide updated property survey prior to closing. All measurements are m/l buyer to verify.

Key facts

• 6,098 sq ft lot
• Built 2004
• Listed 75 days

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$87,200) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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.
• Market conditions: Rents rising fast (+6.2%/yr); 363 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $65k implies a 282% gain — meaningful room to come down on a strong offer.

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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.56%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $87,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Orange St	0.25mi	2/1.0	840 (+5%)	23mo	$85,000	$101	60
3102 Hodges St	0.57mi	2/1.0	827 (+3%)	12mo	$95,000	$115	58
810 Live Oak St	0.49mi	2/1.0	759 (-5%)	23mo	$83,000	$109	49
1106 Mitchell St	0.68mi	2/2.0	840 (+5%)	16mo	$75,000	$89	43

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: 20.0%
• Equity multiple: 1.85×
• Total profit: $15,413
• Equity at exit: $9,692

10-year hold

• IRR: 30.3%
• Equity multiple: 4.12×
• Total profit: $56,694
• Equity at exit: $5,620

Cash invested: $18,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $969 high
• Mortgage (P&I): −$341
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $357

Break-even live

Break-even rent $516

Max offer price $65,000

Occupancy floor 58%

Sensitivity live

Price	-10% $394	-5% $376	+0% $357	+5% $339	+10% $321
Rent	-10% $281	-5% $319	+0% $357	+5% $396	+10% $434
Rate	-1.0pp $390	-0.5pp $374	base $357	+0.5pp $340	+1.0pp $323

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	21d	1	0.02mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	14d	1	0.39mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	21d	1	0.49mi
3322 Kingham Rd Unit 2 Lake Charles, LA	2.0	1.0	870	$1,075	$1.24	44d	1	0.78mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	14d	1	0.82mi
520 E Lagrange St Unit 12 Lake Charles, LA	1.0	1.0	700	$749	$1.07	21d	1	0.83mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$994	$1.05	14d	6	0.97mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	14d	1	1.01mi
121 W Lagrange St Lake Charles, LA	1.0	1.0	850	$750	$0.88	44d	1	1.07mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,333	$1.26	14d	1	1.07mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	14d	1	1.16mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	44d	1	1.18mi
1605 W Common St Unit 1 Lake Charles, LA	1.0	1.0	750	$925	$1.23	21d	1	1.20mi
200 W 11th St Unit 4 Lake Charles, LA	1.0	1.0	700	$875	$1.25	21d	1	1.21mi
422 W Lagrange St Lake Charles, LA	1.0	1.0	775	$900	$1.16	21d	1	1.32mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	44d	1	1.32mi
3529 Greinwich Blvd Lake Charles, LA	3.0	1.0	768	$895	$1.17	44d	1	1.41mi
317 W School St Unit A Lake Charles, LA	2.0	1.0	825	$900	$1.09	44d	1	1.42mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	44d	1	1.49mi

Listing history 4 events

1. 2026-03-16
   status Pending
2. 2026-03-11
   price $65,000
3. 2025-12-31
   listed $75,000 Active
4. 1995-08-23
   soldstatus $17,000

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $480 · $40/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 (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: $11,625
• − Mortgage interest: −$3,641
• − Property taxes: −$480
• − Insurance: −$325
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$1,891
• Taxable income: $3,428
• Est. tax owed @ 24.0%: −$823
• After-tax cash flow: $3,465/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

+282.4% since first listed

4 events — show timeline

• 2026-03-16 Pending — SWLAR
• 2026-03-11 Price Changed $65,000 SWLAR
• 2025-12-31 Listed $75,000 SWLAR
• 1995-08-23 Sold (Public Records) $17,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $480 · +1.3% YoY. Source: county tax records.