3919 Evergreen St · Prien, LA 70605

$279,000

4 bd · 2.0 ba · 2,022 sqft · SingleFamily · 15 Days on market

Built 1964 0.45 ac lot Est $277k · at est.

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Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +7.2/15.0
• Rent growth +5.0/5.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated, single-story ranch home perfectly blends modern amenities with classic comfort, offering spectacular curb appeal with its freshly painted white brick, striking black shutters, and an inviting timber-accented front porch. Inside, cohesive wood-look laminate flooring leads from a versatile double-door foyer and home office space into a stunning, open-concept layout centered around a chef's dream kitchen. The kitchen boasts a massive island with breakfast bar seating, soft blue and white cabinetry, a built-in wine rack, premium stainless steel appliances, and a classic farmhouse apron sink. Defined by a rustic wooden accent beam, the kitchen flows seamlessly into a sp

Key facts

• Massive island
• Updated ranch home
• Chef's dream kitchen

Tags

• UPDATED RANCH HOME
• FRESHLY PAINTED WHITE BRICK
• TIMBER ACCENTED FRONT PORCH
• WOOD LOOK LAMINATE FLOORING
• CHEF'S DREAM KITCHEN
• MASSIVE ISLAND

Property features AI

Exterior

• Parking: Attached covered carport (1 car); Open parking available (total 1 parking space)
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family residence; One-story; House structure
• Construction: Brick construction; Slab foundation
• Exterior features: Covered front porch; Covered patio/porch; Privacy fencing; Shed on the property; Shingle roof; City lot with rectangular layout; Asphalt road frontage on a city street; Lot dimensions approximately 121' x 162'

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Open floor plan; Pantry
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-15 ($-180/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (23.8% below list).
• Recommended offer: $212k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.7% in Prien — 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 64/100 on livability (#174 in LA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• 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: Prien Lake Elementary School (math 60% / reading 68%, grade B, #45 of 646 statewide, top 7%, 671 students, 44% FRL); Alfred M. Barbe High School (math 41% / reading 56%, grade D, #41 of 265 statewide, top 16%, 1,991 students, 41% FRL).
• Zoned-school proficiency averages 56% at this address vs 37% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Calcasieu Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+15.1%/yr); 456 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $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 15 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $279k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $212,460 (23.8% 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $277,014
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1922 Sarah Ln	0.19mi	4/2.0	1,996 (-1%)	10mo	$315,000	$158	81
4048 Woodcrest St	0.22mi	3/2.5 (-1)	1,932 (-4%)	11mo	$264,750	$137	66
1717 Woodland Dr	0.57mi	4/2.0	2,132 (+5%)	11mo	$259,500	$122	55
4019 Cappy Dr	0.51mi	3/2.5 (-1)	2,195 (+9%)	1mo	$325,000	$148	54
3525 Joan St	0.49mi	3/2.0 (-1)	2,118 (+5%)	13mo	$219,000	$103	53
3605 E Whispering Woods Dr E	0.64mi	3/2.0 (-1)	1,890 (-6%)	5mo	$235,000	$124	50
4202 Kingswood St	0.46mi	4/2.0	2,276 (+13%)	11mo	$345,000	$152	49
4124 W Jevon Ln W	0.71mi	3/2.5 (-1)	2,132 (+5%)	4mo	$350,000	$164	48
2600 Timber Ln Ln	0.51mi	3/2.5 (-1)	2,283 (+13%)	3mo	$235,000	$103	45
1602 Sarah Dr	0.58mi	3/2.0 (-1)	1,734 (-14%)	1mo	$260,000	$150	44
1700 Woodland Dr	0.64mi	3/2.5 (-1)	2,150 (+6%)	12mo	$185,000	$86	43
3915 Ken Dr	0.63mi	3/2.0 (-1)	1,794 (-11%)	15mo	$145,000	$81	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.55×
• Total profit: $-35,050
• Equity at exit: $41,600

10-year hold

• IRR: 2.8%
• Equity multiple: 1.24×
• Total profit: $18,895
• Equity at exit: $24,123

Cash invested: $78,120 (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: 456
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,125 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-15

Break-even live

Break-even rent $2,144

Max offer price $276,348

Occupancy floor 96%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3708 Nelson Rd Lake Charles, LA	3.0	2.0	2020	$1,400	$0.69	43d	1	0.45mi
3535 Knight Ln Unit 14 Lake Charles, LA	3.0	2.5	1450	$2,150	$1.48	13d	1	0.49mi
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,875	$1.82	13d	24	0.82mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	21d	1	0.94mi
4607 W Prien Lake Rd Lake Charles, LA	3.0	2.0	1530	$3,500	$2.29	43d	1	1.50mi

Listing history 13 events

1. 2026-06-19
   days on market $279,000 Active 15 DOM
2. 2026-06-18
   days on market $279,000 Active 14 DOM
3. 2026-06-17
   days on market $279,000 Active 13 DOM
4. 2026-06-16
   days on market $279,000 Active 12 DOM
5. 2026-06-15
   days on market $279,000 Active 11 DOM
6. 2026-06-14
   days on market $279,000 Active 9 DOM
7. 2026-06-13
   pricedays on market $279,000 Active 8 DOM
8. 2026-06-10
   days on market $285,000 Active 6 DOM
9. 2026-06-09
   days on market $285,000 Active 5 DOM
10. 2026-06-08
    days on market $285,000 Active 4 DOM
11. 2026-06-07
    days on market $285,000 Active 3 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    listed $285,000 Active 1 DOM

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $1,534 · $128/mo
• Expected delta: +$165/yr (+$14/mo · 12.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% 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: $25,495
• − Mortgage interest: −$15,628
• − Property taxes: −$1,369
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$8,116
• Taxable loss: −$5,093
• Est. tax savings @ 24.0%: +$1,222
• After-tax cash flow: $1,042/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 — Prien

• Score: 64/100
• State rank: #174
• US rank: #14370

Category grades

Amenities F Commute F Cost of living C+ Crime A Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prien, LA
• County: Calcasieu Parish · 170,889 people
• 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

+280.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $285,000 SWLAR
• 2000-03-29 Sold (Public Records) $75,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,369 · +2.5% YoY. Source: county tax records.