1860 S Tallowood Dr S Unit D · Lake Charles, LA 70605

$130,000

2 bd · 1.5 ba · 1,005 sqft · Condo · 62 Days on market

Built 1980 $129/sqft · 14% below area Est $152k · 15% 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 +26.8/30.0
• ARV discount +14.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.2/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1.5-bath townhouse in the heart of South Lake Charles! This inviting two-story Unit D is part of a well-maintained 4-plex and offers a covered back porch for added outdoor enjoyment. Located in Flood Zone X and situated in a highly sought-after school district, this property combines comfort, convenience, and value. Ideally located just minutes from local dining, shopping, churches, McNeese State University, and nearby hospitals, this home is an excellent option for homeowners or investors alike. Improvements include a roof replacement following Hurricane Laura, fresh interior paint, and updated flooring in the living room and bedrooms. Whether you’re looking for a primary residence or a solid investment opportunity, this property offers tremendous potential in a prime location. Don’t miss your chance to make it yours! All measurements are M/L; buyer to verify.

Key facts

• Flood zone x
• Roof replacement
• Covered back porch

Tags

• COVERED BACK PORCH
• FLOOD ZONE X
• MINUTES FROM LOCAL DINING
• MINUTES FROM SHOPPING
• MINUTES FROM NEARBY HOSPITALS
• ROOF REPLACEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 (+15.1%/yr); 464 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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 + 8.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $130k implies a 62% 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (median comp): $152,050
• List price: $130,000
• Delta: -14.50%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.25×
• Total profit: $9,252
• Equity at exit: $19,383

10-year hold

• IRR: 19.4%
• Equity multiple: 2.98×
• Total profit: $72,003
• 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 70605

• Rents YoY: 15.1%
• Active inventory: 464
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$682
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $356

Break-even live

Break-even rent $1,000

Max offer price $130,000

Occupancy floor 70%

Sensitivity live

Price	-10% $430	-5% $393	+0% $356	+5% $319	+10% $283
Rent	-10% $242	-5% $299	+0% $356	+5% $414	+10% $471
Rate	-1.0pp $422	-0.5pp $389	base $356	+0.5pp $323	+1.0pp $288

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: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,618	$1.57	14d	24	0.52mi
1711 Mignonette Ln Unit 13-C Lake Charles, LA	2.0	1.5	1275	$1,095	$0.86	45d	1	0.91mi
2845 Country Club Rd Lake Charles, LA	1.0–2.0	1.0–2.0	900	$1,889	$2.10	14d	8	1.10mi
4021 Nelson Rd Lake Charles, LA	3.0	2.0	1362	$1,600	$1.17	45d	1	1.25mi
4015 Nelson Rd Lake Charles, LA	3.0	1.0	1300	$1,200	$0.92	45d	1	1.27mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	14d	1	1.39mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $130,000 Active 62 DOM
2. 2026-06-19
   days on market $130,000 Active 60 DOM
3. 2026-06-18
   price $130,000 Active 59 DOM
4. 2026-06-18
   days on market $135,000 Active 59 DOM
5. 2026-06-17
   days on market $135,000 Active 58 DOM
6. 2026-06-16
   days on market $135,000 Active 57 DOM
7. 2026-06-15
   days on market $135,000 Active 56 DOM
8. 2026-06-14
   days on market $135,000 Active 54 DOM
9. 2026-06-13
   days on market $135,000 Active 53 DOM
10. 2026-06-10
    days on market $135,000 Active 51 DOM
11. 2026-06-09
    days on market $135,000 Active 50 DOM
12. 2026-06-08
    days on market $135,000 Active 49 DOM
13. 2026-06-07
    days on market $135,000 Active 48 DOM
14. 2026-06-05
    days on market $135,000 Active 45 DOM
15. 2026-06-02
    days on market $135,000 Active 43 DOM
16. 2026-06-01
    days on market $135,000 Active 42 DOM
17. 2026-05-31
    days on market $135,000 Active 41 DOM
18. 2026-05-30
    days on market $135,000 Active 40 DOM
19. 2026-04-21
    listed $135,000 Active 905-char remark

    Show marketing remark (905 chars)

    Charming 2-bedroom, 1.5-bath townhouse in the heart of South Lake Charles! This inviting two-story Unit D is part of a well-maintained 4-plex and offers a covered back porch for added outdoor enjoyment. Located in Flood Zone X and situated in a highly sought-after school district, this property combines comfort, convenience, and value. Ideally located just minutes from local dining, shopping, churches, McNeese State University, and nearby hospitals, this home is an excellent option for homeowners or investors alike. Improvements include a roof replacement following Hurricane Laura, fresh interior paint, and updated flooring in the living room and bedrooms. Whether you’re looking for a primary residence or a solid investment opportunity, this property offers tremendous potential in a prime location. Don’t miss your chance to make it yours! All measurements are M/L; buyer to verify.

20. 2016-05-02
    soldstatus $80,000
21. 2006-02-03
    soldstatus $74,900
22. 1999-08-31
    soldstatus $68,000

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$63/yr (+$5/mo · 9.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $17,416
• − Mortgage interest: −$7,282
• − Property taxes: −$652
• − Insurance: −$650
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$3,782
• Taxable income: $2,263
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $3,732/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): 40,482
• Household income: $86,015
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1328.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 12% Italian 3% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -102.68%
• Current HPI: 105.1903
• Rent YoY: ▲ 15.10%
• 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

+98.5% since first listed

4 events — show timeline

• 2026-04-21 Listed $135,000 SWLAR
• 2016-05-02 Sold (Public Records) $80,000 Public Records
• 2006-02-03 Sold (Public Records) $74,900 Public Records
• 1999-08-31 Sold (Public Records) $68,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $652 · +2.4% YoY. Source: county tax records.