1908 Ike St · Lake Charles, LA 70607

$140,000

3 bd · 2.0 ba · 1,375 sqft · SingleFamily · 274 Days on market

Built 1980 0.40 ac lot $102/sqft · 11% below area Est $158k · 11% 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 +22.3/30.0
• ARV discount +12.7/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Rent growth +4.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quiet dead end subdivision right off I-210. Beautifully updated 3 bedroom 2 bath move in ready, and includes appliances. Central air and heat gas stove water heater and furnace. Large backyard with storage building,

Key facts

• Updated
• Large backyard
• Storage building

Tags

• QUIET DEAD END SUBDIVISION
• UPDATED
• LARGE BACKYARD
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/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 $137k (2.1% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Zoned schools: Oak Park Elementary School (math 12% / reading 17%, grade F, #516 of 646 statewide, top 82%, 246 students, 87% FRL); Oak Park Middle School (math 10% / reading 22%, grade F, #180 of 218 statewide, top 83%, 385 students, 83% FRL); Lagrange High School (math 9% / reading 22%, grade F, #217 of 265 statewide, top 82%, 907 students, 76% FRL) — zoned schools average 82% FRL vs 52% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 37% district-wide (-22 pts) — the specific schools serving this property underperform the Calcasieu Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.6%/yr); 568 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $968 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($123k) 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.98% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (median comp): $158,118
• List price: $140,000
• Delta: -11.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3706 Texas St	0.42mi	3/2.0	1,364 (-1%)	3mo	$129,900	$95	77
3401 Kingham Rd	0.05mi	3/2.0	1,250 (-9%)	8mo	$130,000	$104	76
1309 Rosetta St	0.52mi	3/1.0	1,383 (+1%)	6mo	$55,300	$40	66
2334 S Roosevelt St S	0.56mi	3/1.5	1,325 (-4%)	2mo	$50,000	$38	64
1620 California St	0.30mi	3/1.0	1,310 (-5%)	14mo	$117,000	$89	63
2209 Michele Ct	0.58mi	3/2.0	1,447 (+5%)	2mo	$195,000	$135	62
2210 S Lake Michele Cir	0.46mi	3/2.0	1,508 (+10%)	10mo	$195,000	$129	54
4001 Briarfield Ln	0.74mi	3/2.0	1,269 (-8%)	12mo	$168,000	$132	43
1518 21st St	0.55mi	3/1.0	1,201 (-13%)	9mo	$135,000	$112	42
3537 Taylor St	0.58mi	2/1.0 (-1)	1,245 (-10%)	9mo	$97,900	$79	40
3836 Brentwood St	0.68mi	4/2.0 (+1)	1,500 (+9%)	13mo	$205,000	$137	37
1818 18th St	0.72mi	3/1.5	1,236 (-10%)	18mo	$120,000	$97	33

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-877
• Equity at exit: $20,874

10-year hold

• IRR: 13.4%
• Equity multiple: 2.30×
• Total profit: $50,821
• Equity at exit: $12,105

Cash invested: $39,200 (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 70607

• Rents YoY: 8.6%
• Active inventory: 568
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$734
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $229

Break-even live

Break-even rent $1,080

Max offer price $140,000

Occupancy floor 78%

Sensitivity live

Price	-10% $309	-5% $269	+0% $229	+5% $190	+10% $150
Rent	-10% $121	-5% $175	+0% $229	+5% $284	+10% $338
Rate	-1.0pp $300	-0.5pp $265	base $229	+0.5pp $193	+1.0pp $156

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	14d	6	0.24mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	14d	1	0.45mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	14d	1	0.52mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	14d	1	0.77mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	22d	1	0.77mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	45d	1	0.89mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	22d	1	1.01mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	22d	1	1.03mi
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	22d	1	1.04mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	45d	1	1.17mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	14d	1	1.22mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	14d	1	1.23mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	45d	1	1.31mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	45d	1	1.38mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	45d	1	1.40mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	14d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $140,000 Active 274 DOM
2. 2026-06-19
   days on market $140,000 Active 272 DOM
3. 2026-06-18
   days on market $140,000 Active 271 DOM
4. 2026-06-17
   days on market $140,000 Active 270 DOM
5. 2026-06-16
   days on market $140,000 Active 269 DOM
6. 2026-06-15
   days on market $140,000 Active 268 DOM
7. 2026-06-14
   days on market $140,000 Active 266 DOM
8. 2026-06-13
   days on market $140,000 Active 265 DOM
9. 2026-06-10
   days on market $140,000 Active 263 DOM
10. 2026-06-09
    days on market $140,000 Active 262 DOM
11. 2026-06-08
    days on market $140,000 Active 261 DOM
12. 2026-06-07
    days on market $140,000 Active 260 DOM
13. 2026-06-05
    days on market $140,000 Active 257 DOM
14. 2026-06-02
    days on market $140,000 Active 255 DOM
15. 2026-06-01
    days on market $140,000 Active 254 DOM
16. 2026-05-31
    days on market $140,000 Active 253 DOM
17. 2026-05-30
    days on market $140,000 Active 252 DOM
18. 2025-09-20
    listed $140,000 Active 215-char remark

    Show marketing remark (215 chars)

    Quiet dead end subdivision right off I-210. Beautifully updated 3 bedroom 2 bath move in ready, and includes appliances. Central air and heat gas stove water heater and furnace. Large backyard with storage building,

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$41/yr (+$3/mo · 5.7%)

ⓘ 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 2/10 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: $16,446
• − Mortgage interest: −$7,842
• − Property taxes: −$729
• − Insurance: −$700
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$4,073
• Taxable income: $471
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $2,641/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): 27,080
• Household income: $60,351
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1267.0

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 0.65)
• Race & ethnicity: White 46% Black 36% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 10% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -91.59%
• Current HPI: 93.679
• Rent YoY: ▲ 8.55%
• 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

1 event — show timeline

• 2025-09-20 Listed $140,000 ForSaleByOwner.com

Property tax history

-0.5%/yr

Latest (2025): $729 · +1.3% YoY. Source: county tax records.