643 11th St · Lake Charles, LA 70601

$130,000

6 bd · 3.0 ba · 3,456 sqft · Townhouse · 10 Days on market

Built 1946 10,019 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• 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

TRI-PLEX IN A GREAT NEIGHBORHOOD NEAR ST. LOUIS AND THE NEW WAL-MART. GREAT INVESTMENT OPPORTUNITY FOR SOMEONE LOOKING GET MONTHLY RENT TIMES THREE. NEEDS WORK. GREAT POTENTIAL. Electricity is on separate meters. Water and Gas are shared with only one meter for each service for the three units.

Key facts

• 0.23 acre lot
• Built 1946
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.6% 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; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 43% 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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 1946 — 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 $130,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.83%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.58×
• Total profit: $21,198
• Equity at exit: $19,383

10-year hold

• IRR: 25.1%
• Equity multiple: 3.50×
• Total profit: $91,104
• 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: 6.1×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $571

Break-even live

Break-even rent $1,064

Max offer price $130,000

Occupancy floor 63%

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: —

Listing history 16 events

1. 2026-04-16
   status Pending
2. 2026-04-06
   listed $130,000 Active
3. 2025-06-09
   historical $900
4. 2025-05-20
   listed $900
5. 2025-04-11
   historical $700
6. 2024-12-13
   price $700
7. 2024-11-05
   price $770
8. 2024-10-12
   listed $800
9. 2024-04-08
   historical $900
10. 2024-02-04
    price $1,050
11. 2024-01-24
    price $1,100
12. 2024-01-05
    listed $1,200
13. 2018-10-01
    soldstatus $260,000
14. 2016-03-15
    soldstatus $58,000
15. 2016-03-14
    soldstatus 295-char remark

    Show marketing remark (295 chars)

    TRI-PLEX IN A GREAT NEIGHBORHOOD NEAR ST. LOUIS AND THE NEW WAL-MART. GREAT INVESTMENT OPPORTUNITY FOR SOMEONE LOOKING GET MONTHLY RENT TIMES THREE. NEEDS WORK. GREAT POTENTIAL. Electricity is on separate meters. Water and Gas are shared with only one meter for each service for the three units.

16. 2016-02-02
    listed $64,900 295-char remark

    Show marketing remark (295 chars)

    TRI-PLEX IN A GREAT NEIGHBORHOOD NEAR ST. LOUIS AND THE NEW WAL-MART. GREAT INVESTMENT OPPORTUNITY FOR SOMEONE LOOKING GET MONTHLY RENT TIMES THREE. NEEDS WORK. GREAT POTENTIAL. Electricity is on separate meters. Water and Gas are shared with only one meter for each service for the three units.

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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: $21,443
• − Mortgage interest: −$7,282
• − Property taxes: −$1,256
• − Insurance: −$650
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$3,782
• Taxable income: $5,042
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $5,643/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

+100.3% since first listed

16 events — show timeline

• 2026-04-16 Pending — SWLAR
• 2026-04-06 Listed $130,000 SWLAR
• 2025-06-09 Rental Removed $900 APPFOLIO
• 2025-05-20 Listed for Rent $900 APPFOLIO
• 2025-04-11 Rental Removed $700 APPFOLIO
• 2024-12-13 Price Changed $700 APPFOLIO
• 2024-11-05 Price Changed $770 APPFOLIO
• 2024-10-12 Listed for Rent $800 APPFOLIO
• 2024-04-08 Rental Removed $900 APPFOLIO
• 2024-02-04 Price Changed $1,050 APPFOLIO
• 2024-01-24 Price Changed $1,100 APPFOLIO
• 2024-01-05 Listed for Rent $1,200 APPFOLIO
• 2018-10-01 Sold (Public Records) $260,000 Public Records
• 2016-03-15 Sold (Public Records) $58,000 Public Records
• 2016-03-14 Sold (MLS) — SWLAR
• 2016-02-02 Listed $64,900 SWLAR

Property tax history

+6.6%/yr

Latest (2025): $1,256 · +4.5% YoY. Source: county tax records.