3700 Creole St · Lake Charles, LA 70605

$160,000

4 bd · 1.5 ba · 2,351 sqft · SingleFamily · 12 Days on market

Built 1955 0.37 ac lot Est $296k · 46% under

---

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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.0/10.0
• 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

Welcome home to this spacious 4 bedroom, 1.5 bath residence situated on a huge corner lot with plenty of room to enjoy outdoor living. Owned by the same family since 1964, this cherished home has served as a wonderful gathering place for a large family and is filled with years of treasured moments. Inside you will find a large living room, dining area, den and a complete kitchen with all appliances that will remain with the home. Th laundry area offers a hobby room, exercise area, an office or room for all three with its large area.

Key facts

• Hobby room
• Large living room
• Corner lot

Tags

• CORNER LOT
• OUTDOOR LIVING
• LARGE LIVING ROOM
• COMPLETE KITCHEN
• HOBBY ROOM

Property features AI

Finance

• Other: Residential zoning

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Water connected; Sewer connected
• Home design: Single-family house; Single story
• Exterior features: Corner city lot; Lot dimensions approximately 158.5' x 98.4' x 158.9' x 98.4'

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Wall/window air conditioning units
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• 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.
• Zoned schools: College Oaks Elementary School (math 12% / reading 22%, grade F, #487 of 646 statewide, top 78%, 254 students, 78% FRL); S. J. Welsh Middle School (math 28% / reading 44%, grade F, #84 of 218 statewide, top 41%, 1,107 students, 49% FRL); Alfred M. Barbe High School (math 41% / reading 56%, grade D, #41 of 265 statewide, top 16%, 1,991 students, 41% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 464 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $160,000

Questions for the listing agent

1. Built in 1955 — 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: 1.10% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $296,226
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 Audubon St	0.32mi	4/2.0	2,453 (+4%)	8mo	$320,000	$130	69
4008 Pleasant Dr	0.40mi	4/2.0	2,414 (+3%)	8mo	$189,900	$79	68
4023 Joseph St	0.51mi	4/2.0	2,272 (-3%)	2mo	$223,500	$98	67
901 Fair Oaks Ln	0.37mi	3/2.0 (-1)	2,293 (-2%)	7mo	$180,000	$78	66
612 Blackman St	0.15mi	3/2.0 (-1)	2,151 (-8%)	8mo	$320,000	$149	65
4022 Wooded Dr	0.45mi	3/2.0 (-1)	2,244 (-5%)	1mo	$85,000	$38	63
400 W Claude St St W	0.26mi	3/2.0 (-1)	2,095 (-11%)	3mo	$267,000	$127	60
1016 Audubon St	0.47mi	4/3.0	2,519 (+7%)	2mo	$317,500	$126	59
700 W Lagrange St W	0.34mi	4/2.0	2,657 (+13%)	2mo	$275,000	$104	58
4119 Pleasant Dr	0.58mi	3/2.0 (-1)	2,240 (-5%)	3mo	$195,000	$87	56
3829 Burgoyne Dr	0.59mi	4/2.5	2,684 (+14%)	1mo	$717,500	$267	44
1201 Belle Alee Ln	0.71mi	3/2.0 (-1)	2,218 (-6%)	10mo	$980,000	$442	43

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: 6.2%
• Equity multiple: 1.25×
• Total profit: $11,406
• Equity at exit: $23,857

10-year hold

• IRR: 19.3%
• Equity multiple: 2.97×
• Total profit: $88,185
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$839
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $441

Break-even live

Break-even rent $1,203

Max offer price $160,000

Occupancy floor 70%

Sensitivity live

Price	-10% $532	-5% $486	+0% $441	+5% $396	+10% $351
Rent	-10% $302	-5% $372	+0% $441	+5% $511	+10% $580
Rate	-1.0pp $522	-0.5pp $482	base $441	+0.5pp $400	+1.0pp $357

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	45d	1	0.76mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	45d	1	0.90mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	45d	1	1.14mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	22d	1	1.22mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	22d	1	1.28mi
3708 Nelson Rd Lake Charles, LA	3.0	2.0	2020	$1,400	$0.69	45d	1	1.30mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	15d	1	1.45mi

Listing history 10 events

1. 2026-06-21
   days on market $160,000 Active 12 DOM
2. 2026-06-19
   days on market $160,000 Active 10 DOM
3. 2026-06-18
   days on market $160,000 Active 9 DOM
4. 2026-06-17
   days on market $160,000 Active 8 DOM
5. 2026-06-16
   days on market $160,000 Active 7 DOM
6. 2026-06-15
   days on market $160,000 Active 6 DOM
7. 2026-06-14
   days on market $160,000 Active 4 DOM
8. 2026-06-13
   days on market $160,000 Active 3 DOM
9. 2026-06-10
   remarks 538-char remark
10. 2026-06-10
    listed $160,000 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: $532 · $44/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$348/yr (+$29/mo · 65.6%)

ⓘ 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) · 12% 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: $21,131
• − Mortgage interest: −$8,962
• − Property taxes: −$532
• − Insurance: −$800
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$4,655
• Taxable income: $2,802
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $4,621/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

1 event — show timeline

• 2026-06-09 Listed $160,000 SWLAR

Property tax history

-0.0%/yr

Latest (2025): $532 · +2.5% YoY. Source: county tax records.