1108 Sunset Dr · Lake Charles, LA 70607

$79,900

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 104 Days on market

Built 1967 7,412 sqft lot Est $105k · 24% under ↓ 11% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Great investment property or starter home. Home was remodeled after hurricane. There are two rooms that either one could be modified back to a 3rd bedroom. Nice size yard. All appliances remain.

Key facts

• Size yard
• 7,412 sq ft lot
• Parking

Tags

• REMODELED AFTER HURRICANE
• SIZE YARD
• ALL APPLIANCES REMAIN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/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: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 (+8.6%/yr); 567 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.39% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.68%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $105,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Cactus	0.24mi	3/1.0 (+1)	1,035 (+4%)	7mo	$105,000	$101	72
1120 Sage Dr	0.16mi	3/1.0 (+1)	1,085 (+8%)	3mo	$89,000	$82	70
4115 Center St	0.38mi	2/1.0	983 (-2%)	11mo	$127,000	$129	70
1201 Illinois St	0.22mi	3/1.0 (+1)	978 (-2%)	14mo	$104,000	$106	69
1404 Clover Dr	0.25mi	3/1.0 (+1)	1,054 (+5%)	7mo	$140,000	$133	68
1404 Meadow Dr	0.26mi	2/1.0	1,125 (+12%)	8mo	$55,000	$49	60
3808 Auburn St	0.60mi	2/1.0	943 (-6%)	13mo	$118,000	$125	52
1437 Tennessee St	0.54mi	2/1.0	945 (-6%)	19mo	$100,000	$106	49
1616 Meadow Dr	0.44mi	3/1.0 (+1)	1,114 (+11%)	14mo	$86,500	$78	44
3723 Brentwood St	0.52mi	2/1.0	1,098 (+10%)	21mo	$115,000	$105	42
3908 Auburn St	0.54mi	3/1.0 (+1)	1,102 (+10%)	15mo	$105,000	$95	40
1137 California St	0.64mi	2/1.0	1,083 (+8%)	19mo	$100,000	$92	40

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: 18.2%
• Equity multiple: 1.78×
• Total profit: $17,450
• Equity at exit: $11,913

10-year hold

• IRR: 29.7%
• Equity multiple: 4.28×
• Total profit: $73,417
• 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 70607

• Rents YoY: 8.6%
• Active inventory: 567
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$419
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $386

Break-even live

Break-even rent $622

Max offer price $79,900

Occupancy floor 60%

Sensitivity live

Price	-10% $431	-5% $408	+0% $386	+5% $363	+10% $340
Rent	-10% $298	-5% $342	+0% $386	+5% $429	+10% $473
Rate	-1.0pp $426	-0.5pp $406	base $386	+0.5pp $365	+1.0pp $344

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: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	14d	1	0.52mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	14d	1	0.53mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	14d	1	0.70mi
518 E McNeese St Lake Charles, LA	1.0	1.0	920	$725	$0.79	44d	1	0.77mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	44d	1	0.81mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$994	$1.05	14d	6	0.82mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	14d	1	0.94mi
520 E Lagrange St Unit 12 Lake Charles, LA	1.0	1.0	700	$749	$1.07	22d	1	0.95mi
3322 Kingham Rd Unit 2 Lake Charles, LA	2.0	1.0	870	$1,075	$1.24	44d	1	1.17mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	14d	1	1.21mi
121 W Lagrange St Lake Charles, LA	1.0	1.0	850	$750	$0.88	44d	1	1.22mi
5014 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	14d	1	1.22mi
5018 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	44d	1	1.23mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	22d	1	1.24mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	44d	1	1.27mi
317 W School St Unit A Lake Charles, LA	2.0	1.0	825	$900	$1.09	44d	1	1.31mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	22d	1	1.39mi
1032 Link Rd Unit B Lake Charles, LA	2.0	1.0	1000	$1,195	$1.20	14d	1	1.44mi

Listing history 5 events

1. 2026-03-15
   status Pending
2. 2026-02-18
   status Active
3. 2026-02-01
   status Pending
4. 2026-01-29
   price $79,900
5. 2025-11-13
   listed $89,900 Active

ⓘ 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: $466 · $39/mo
• Projected year-2 tax: $466 · $39/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 6/10 Major FEMA zone X (shaded) · 74% 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: $13,316
• − Mortgage interest: −$4,476
• − Property taxes: −$466
• − Insurance: −$400
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,324
• Taxable income: $3,520
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $3,781/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

-11.1% since first listed

5 events — show timeline

• 2026-03-15 Pending — SWLAR
• 2026-02-18 Relisted — SWLAR
• 2026-02-01 Pending — SWLAR
• 2026-01-29 Price Changed $79,900 SWLAR
• 2025-11-13 Listed $89,900 SWLAR

Property tax history

+0.2%/yr

Latest (2025): $466 · +1.3% YoY. Source: county tax records.