1614 Kayouche St St · Lake Charles, LA 70615

$79,900

3 bd · 3.0 ba · 2,594 sqft · SingleFamily · 134 Days on market

Built 1960 0.38 ac lot $31/sqft · 47% below area Est $150k · 47% under ↓ 39% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors, turn this rough gem into a shining diamond! This 3-bedroom, 3-bath home on a corner lot within city limits is full of potential. Don’t miss the chance to see it for yourself!

Key facts

• 0.38 acre lot
• Built 1960
• Listed 133 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $2 ($29/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: 162 active listings in the ZIP; lower-income renter base — watch delinquency; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 37% of the median local income ($40k/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 $552 of loan paydown is wiped out by about $2k 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 134 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.55% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.01%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $150,343
• List price: $79,900
• Delta: -46.85%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Mcnabb St	0.74mi	4/2.0 (+1)	2,270 (-12%)	10mo	$65,000	$29	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-12,512
• Equity at exit: $11,913

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-9,562
• Equity at exit: $6,908

Cash invested: $22,372 (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 70615

• Active inventory: 162
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$97 /mo · $1,158/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $2

Break-even live

Break-even rent $1,235

Max offer price $79,900

Occupancy floor 95%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $79,900 Active 134 DOM
2. 2026-06-18
   days on market $79,900 Active 133 DOM
3. 2026-06-17
   days on market $79,900 Active 132 DOM
4. 2026-06-16
   days on market $79,900 Active 131 DOM
5. 2026-06-15
   days on market $79,900 Active 130 DOM
6. 2026-06-14
   days on market $79,900 Active 128 DOM
7. 2026-06-13
   pricedays on market $79,900 Active 127 DOM
8. 2026-06-10
   days on market $84,900 Active 125 DOM
9. 2026-06-09
   days on market $84,900 Active 124 DOM
10. 2026-06-08
    days on market $84,900 Active 123 DOM
11. 2026-06-07
    days on market $84,900 Active 122 DOM
12. 2026-06-05
    days on market $84,900 Active 119 DOM
13. 2026-06-02
    days on market $84,900 Active 117 DOM
14. 2026-06-01
    days on market $84,900 Active 116 DOM
15. 2026-05-31
    days on market $84,900 Active 115 DOM
16. 2026-05-30
    days on market $84,900 Active 114 DOM
17. 2026-04-17
    price $84,900 191-char remark

    Show marketing remark (191 chars)

    Investors, turn this rough gem into a shining diamond! This 3-bedroom, 3-bath home on a corner lot within city limits is full of potential. Don’t miss the chance to see it for yourself!

18. 2026-03-25
    price $89,900 191-char remark

    Show marketing remark (191 chars)

    Investors, turn this rough gem into a shining diamond! This 3-bedroom, 3-bath home on a corner lot within city limits is full of potential. Don’t miss the chance to see it for yourself!

19. 2026-03-04
    price $94,900 191-char remark

    Show marketing remark (191 chars)

    Investors, turn this rough gem into a shining diamond! This 3-bedroom, 3-bath home on a corner lot within city limits is full of potential. Don’t miss the chance to see it for yourself!

20. 2026-02-05
    listed $99,900 Active 191-char remark

    Show marketing remark (191 chars)

    Investors, turn this rough gem into a shining diamond! This 3-bedroom, 3-bath home on a corner lot within city limits is full of potential. Don’t miss the chance to see it for yourself!

21. 2022-10-03
    soldstatus 249-char remark

    Show marketing remark (249 chars)

    Large home in established neighborhood on a corner lot; feature include 2 living area; office; 3 bedrooms, 3 baths; mud room; large master bedroom suite with walk in closet and soaking tub in the master bath; covered patio in back for entertainment.

22. 2022-07-27
    listed $65,000 249-char remark

    Show marketing remark (249 chars)

    Large home in established neighborhood on a corner lot; feature include 2 living area; office; 3 bedrooms, 3 baths; mud room; large master bedroom suite with walk in closet and soaking tub in the master bath; covered patio in back for entertainment.

23. 2020-03-10
    soldstatus $139,146

ⓘ 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: $1,158 · $97/mo
• Projected year-2 tax: $1,158 · $97/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 8/10 Severe FEMA zone AE · 99% 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: $14,853
• − Mortgage interest: −$4,476
• − Property taxes: −$1,158
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,324
• Taxable loss: −$1,000
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $269/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): 12,980
• Household income: $40,047
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 639.0

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 0.57)
• Race & ethnicity: Black 56% White 33% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 8% Serbian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 2%

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: ▼ -68.09%
• Current HPI: 87.8826
• Rent YoY: —
• 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

-39.0% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $84,900 SWLAR
• 2026-03-25 Price Changed $89,900 SWLAR
• 2026-03-04 Price Changed $94,900 SWLAR
• 2026-02-05 Listed $99,900 SWLAR
• 2022-10-03 Sold (MLS) — SWLAR
• 2022-07-27 Listed $65,000 SWLAR
• 2020-03-10 Sold (Public Records) $139,146 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,158 · +4.5% YoY. Source: county tax records.