2330 17th St · Lake Charles, LA 70601

$158,000

3 bd · 2.0 ba · 1,643 sqft · SingleFamily · 71 Days on market

Built 1960 0.41 ac lot $96/sqft · 9% below area Est $174k · 9% 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 +17.4/30.0
• ARV discount +11.7/15.0
• DSCR +5.4/10.0
• Rent growth +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the desirable Oak Park area of Lake Charles, this move-in ready 3-bedroom, 2-bath brick home offers a great combination of space, functionality, and value. Situated on a large, tree-shaded lot, the property features a spacious backyard that is perfect for entertaining, relaxing, or enjoying outdoor living. Inside, the home has been freshly updated with new paint throughout, creating a clean and inviting feel. The layout offers multiple living spaces, including a generous main living area and an additional sitting room that provides flexibility for a second living area, office, or playroom. Durable wood-look flooring runs throughout the main areas, adding warmth and easy maintenance. The kitchen is centrally located and features ample cabinet and counter space, a breakfast bar for casual dining, and includes a new dishwasher and refrigerator. Just off the kitchen, the dining area and living space flow well for everyday living and entertaining. The primary suite is well-sized with its own private bath and walk-in closet, while the additional bedrooms offer comfortable space and good storage. A large utility room provides extra storage and functionality. Outside, the covered parking and extended driveway offer convenience, while the backyard provides plenty of room to customize for your needs. Located in Flood Zone X, so no flood insurance is required. The seller currently carries a flood policy and is willing to transfer it to the new buyer if desired. This is a solid, well-maintained home in a convenient location, ready for its next owner.

Key facts

• Wood-look flooring
• Tree-shaded lot
• Spacious backyard

Tags

• TREE-SHADED LOT
• SPACIOUS BACKYARD
• MULTIPLE LIVING SPACES
• WOOD-LOOK FLOORING
• AMPLE CABINET SPACE
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $139k (12.2% below list).
• Recommended offer: $139k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 33% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 71 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

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 $138,712 (12.2% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 0.88% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (median comp): $174,135
• List price: $158,000
• Delta: -9.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2318 17th St	0.04mi	3/2.0	1,600 (-3%)	2mo	$169,000	$106	92
2529 18th St	0.25mi	3/2.0	1,743 (+6%)	3mo	$215,000	$123	76
2210 17th St	0.19mi	3/4.5	1,680 (+2%)	4mo	$179,000	$107	74
2225 17th St	0.14mi	3/2.0	1,496 (-9%)	16mo	$174,500	$117	65
2113 13th St	0.40mi	3/2.0	1,710 (+4%)	12mo	$125,000	$73	65
2002 13th St	0.53mi	3/2.0	1,560 (-5%)	4mo	$78,000	$50	63
2443 21st St	0.36mi	3/2.0	1,550 (-6%)	13mo	$73,000	$47	63
2504 4th Ave Ave	0.51mi	3/2.0	1,510 (-8%)	2mo	$161,500	$107	61
2405 Gardenia St	0.56mi	3/2.0	1,450 (-12%)	2mo	$75,000	$52	53
3414 Greinwich Blvd Blvd	0.68mi	4/2.0 (+1)	1,776 (+8%)	1mo	$149,500	$84	49
1911 Orchid St	0.53mi	3/1.0	1,457 (-11%)	10mo	$141,900	$97	44
1909 20th St	0.59mi	3/2.0	1,776 (+8%)	20mo	$72,500	$41	42

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: -8.1%
• Equity multiple: 0.69×
• Total profit: $-13,582
• Equity at exit: $23,558

10-year hold

• IRR: 4.8%
• Equity multiple: 1.40×
• Total profit: $17,681
• Equity at exit: $13,661

Cash invested: $44,240 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$829
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $118

Break-even live

Break-even rent $1,238

Max offer price $158,000

Occupancy floor 87%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	21d	1	0.52mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.96mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	1.01mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	1.14mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	43d	1	1.24mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.27mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	1.31mi

Listing history 16 events

1. 2026-06-19
   days on market $158,000 Active 71 DOM
2. 2026-06-18
   days on market $158,000 Active 70 DOM
3. 2026-06-17
   days on market $158,000 Active 69 DOM
4. 2026-06-16
   days on market $158,000 Active 68 DOM
5. 2026-06-15
   days on market $158,000 Active 67 DOM
6. 2026-06-14
   days on market $158,000 Active 65 DOM
7. 2026-06-13
   days on market $158,000 Active 64 DOM
8. 2026-06-10
   days on market $158,000 Active 62 DOM
9. 2026-06-09
   days on market $158,000 Active 61 DOM
10. 2026-06-08
    days on market $158,000 Active 60 DOM
11. 2026-06-07
    days on market $158,000 Active 59 DOM
12. 2026-06-05
    days on market $158,000 Active 56 DOM
13. 2026-06-02
    statusdays on market $158,000 Active 54 DOM
14. 2026-05-18
    status Pending 1575-char remark

    Show marketing remark (1575 chars)

    Located in the desirable Oak Park area of Lake Charles, this move-in ready 3-bedroom, 2-bath brick home offers a great combination of space, functionality, and value. Situated on a large, tree-shaded lot, the property features a spacious backyard that is perfect for entertaining, relaxing, or enjoying outdoor living. Inside, the home has been freshly updated with new paint throughout, creating a clean and inviting feel. The layout offers multiple living spaces, including a generous main living area and an additional sitting room that provides flexibility for a second living area, office, or playroom. Durable wood-look flooring runs throughout the main areas, adding warmth and easy maintenance. The kitchen is centrally located and features ample cabinet and counter space, a breakfast bar for casual dining, and includes a new dishwasher and refrigerator. Just off the kitchen, the dining area and living space flow well for everyday living and entertaining. The primary suite is well-sized with its own private bath and walk-in closet, while the additional bedrooms offer comfortable space and good storage. A large utility room provides extra storage and functionality. Outside, the covered parking and extended driveway offer convenience, while the backyard provides plenty of room to customize for your needs. Located in Flood Zone X, so no flood insurance is required. The seller currently carries a flood policy and is willing to transfer it to the new buyer if desired. This is a solid, well-maintained home in a convenient location, ready for its next owner.

15. 2026-03-28
    price $158,000 1575-char remark

    Show marketing remark (1575 chars)

    Located in the desirable Oak Park area of Lake Charles, this move-in ready 3-bedroom, 2-bath brick home offers a great combination of space, functionality, and value. Situated on a large, tree-shaded lot, the property features a spacious backyard that is perfect for entertaining, relaxing, or enjoying outdoor living. Inside, the home has been freshly updated with new paint throughout, creating a clean and inviting feel. The layout offers multiple living spaces, including a generous main living area and an additional sitting room that provides flexibility for a second living area, office, or playroom. Durable wood-look flooring runs throughout the main areas, adding warmth and easy maintenance. The kitchen is centrally located and features ample cabinet and counter space, a breakfast bar for casual dining, and includes a new dishwasher and refrigerator. Just off the kitchen, the dining area and living space flow well for everyday living and entertaining. The primary suite is well-sized with its own private bath and walk-in closet, while the additional bedrooms offer comfortable space and good storage. A large utility room provides extra storage and functionality. Outside, the covered parking and extended driveway offer convenience, while the backyard provides plenty of room to customize for your needs. Located in Flood Zone X, so no flood insurance is required. The seller currently carries a flood policy and is willing to transfer it to the new buyer if desired. This is a solid, well-maintained home in a convenient location, ready for its next owner.

16. 2026-03-26
    listed $150,000 Active 1575-char remark

    Show marketing remark (1575 chars)

    Located in the desirable Oak Park area of Lake Charles, this move-in ready 3-bedroom, 2-bath brick home offers a great combination of space, functionality, and value. Situated on a large, tree-shaded lot, the property features a spacious backyard that is perfect for entertaining, relaxing, or enjoying outdoor living. Inside, the home has been freshly updated with new paint throughout, creating a clean and inviting feel. The layout offers multiple living spaces, including a generous main living area and an additional sitting room that provides flexibility for a second living area, office, or playroom. Durable wood-look flooring runs throughout the main areas, adding warmth and easy maintenance. The kitchen is centrally located and features ample cabinet and counter space, a breakfast bar for casual dining, and includes a new dishwasher and refrigerator. Just off the kitchen, the dining area and living space flow well for everyday living and entertaining. The primary suite is well-sized with its own private bath and walk-in closet, while the additional bedrooms offer comfortable space and good storage. A large utility room provides extra storage and functionality. Outside, the covered parking and extended driveway offer convenience, while the backyard provides plenty of room to customize for your needs. Located in Flood Zone X, so no flood insurance is required. The seller currently carries a flood policy and is willing to transfer it to the new buyer if desired. This is a solid, well-maintained home in a convenient location, ready for its next owner.

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,006 · $84/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $16,645
• − Mortgage interest: −$8,850
• − Property taxes: −$1,006
• − Insurance: −$790
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$4,596
• Taxable loss: −$1,260
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $1,714/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

+5.3% since first listed

3 events — show timeline

• 2026-05-18 Pending — SWLAR
• 2026-03-28 Price Changed $158,000 SWLAR
• 2026-03-26 Listed $150,000 SWLAR

Property tax history

-0.6%/yr

Latest (2025): $1,006 · +1.3% YoY. Source: county tax records.