609 W Sallier St W · Lake Charles, LA 70601

$94,900

2 bd · 1.0 ba · 1,155 sqft · SingleFamily · 103 Days on market

Built 1955 7,405 sqft lot $82/sqft · 31% below area Est $137k · 31% under

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.9/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cottage style 2 bedroom 1 bath . Great starter home or investment property. Centrally located. Lots of potential. Spacious bedrooms and a large lot.

Key facts

• Centrally located
• Large lot
• Cottage style

Tags

• COTTAGE STYLE
• CENTRALLY LOCATED
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 (+6.2%/yr); 364 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $656 of loan paydown is wiped out by about $3k 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 + 6.2% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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 1955 — 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: 1.19% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.15%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (median comp): $137,150
• List price: $94,900
• Delta: -30.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2009 Cypress St	0.20mi	2/1.0	1,228 (+6%)	20mo	$94,000	$77	63
409 Louie St	0.31mi	3/2.0 (+1)	1,153 (-0%)	21mo	$147,500	$128	59
614 Penn St	0.32mi	3/2.0 (+1)	1,061 (-8%)	13mo	$127,500	$120	52
2300 Ernest St	0.38mi	3/— (+1)	1,285 (+11%)	9mo	$105,000	$82	51
2614 Dietz St	0.59mi	3/1.0 (+1)	1,237 (+7%)	14mo	$65,000	$53	44
905 Clyde St	0.51mi	3/2.0 (+1)	1,108 (-4%)	23mo	$110,000	$99	42
2404 Stanton St	0.65mi	3/1.0 (+1)	1,296 (+12%)	4mo	$89,900	$69	41
1722 Toomer St	0.63mi	1/— (-1)	1,324 (+15%)	19mo	$136,000	$103	25

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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.26×
• Total profit: $6,881
• Equity at exit: $14,150

10-year hold

• IRR: 18.3%
• Equity multiple: 2.74×
• Total profit: $46,140
• Equity at exit: $8,205

Cash invested: $26,572 (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 70601

• Rents YoY: 6.2%
• Active inventory: 364
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$498
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $291

Break-even live

Break-even rent $761

Max offer price $94,900

Occupancy floor 69%

Sensitivity live

Price	-10% $345	-5% $318	+0% $291	+5% $264	+10% $237
Rent	-10% $202	-5% $247	+0% $291	+5% $336	+10% $380
Rate	-1.0pp $339	-0.5pp $315	base $291	+0.5pp $267	+1.0pp $242

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 W 11th St Unit 4 Lake Charles, LA	1.0	1.0	700	$875	$1.25	22d	1	0.52mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	45d	1	0.63mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,333	$1.26	14d	1	0.69mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	45d	1	0.83mi
1605 W Common St Unit 1 Lake Charles, LA	1.0	1.0	750	$925	$1.23	22d	1	1.00mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	22d	1	1.11mi
422 W Lagrange St Lake Charles, LA	1.0	1.0	775	$900	$1.16	22d	1	1.25mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	45d	1	1.25mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	45d	1	1.29mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	22d	1	1.36mi
121 W Lagrange St Lake Charles, LA	1.0	1.0	850	$750	$0.88	45d	1	1.41mi

Listing history 20 events

1. 2026-06-21
   days on market $94,900 Active 103 DOM
2. 2026-06-19
   days on market $94,900 Active 101 DOM
3. 2026-06-18
   days on market $94,900 Active 100 DOM
4. 2026-06-17
   days on market $94,900 Active 99 DOM
5. 2026-06-16
   days on market $94,900 Active 98 DOM
6. 2026-06-15
   days on market $94,900 Active 97 DOM
7. 2026-06-14
   days on market $94,900 Active 95 DOM
8. 2026-06-13
   days on market $94,900 Active 94 DOM
9. 2026-06-10
   days on market $94,900 Active 92 DOM
10. 2026-06-09
    days on market $94,900 Active 91 DOM
11. 2026-06-08
    days on market $94,900 Active 90 DOM
12. 2026-06-07
    days on market $94,900 Active 89 DOM
13. 2026-06-05
    days on market $94,900 Active 86 DOM
14. 2026-06-02
    days on market $94,900 Active 84 DOM
15. 2026-06-01
    days on market $94,900 Active 83 DOM
16. 2026-05-31
    days on market $94,900 Active 82 DOM
17. 2026-05-30
    days on market $94,900 Active 81 DOM
18. 2026-04-29
    price $104,900 148-char remark

    Show marketing remark (148 chars)

    Cottage style 2 bedroom 1 bath . Great starter home or investment property. Centrally located. Lots of potential. Spacious bedrooms and a large lot.

19. 2026-03-10
    listed $109,900 Active 148-char remark

    Show marketing remark (148 chars)

    Cottage style 2 bedroom 1 bath . Great starter home or investment property. Centrally located. Lots of potential. Spacious bedrooms and a large lot.

20. 2010-11-12
    soldstatus $89,900

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $765 · $64/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 5/10 Major FEMA zone X (shaded) · 39% 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: $13,552
• − Mortgage interest: −$5,316
• − Property taxes: −$765
• − Insurance: −$474
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$2,761
• Taxable income: $2,067
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $2,998/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): 30,872
• Household income: $49,992
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1304.0

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 0.55)
• Race & ethnicity: Black 59% White 31% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Lithuanian 7% Iranian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -109.32%
• Current HPI: 55.6127
• Rent YoY: ▲ 6.18%
• 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

+16.7% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $104,900 SWLAR
• 2026-03-10 Listed $109,900 SWLAR
• 2010-11-12 Sold (Public Records) $89,900 Public Records

Property tax history

+0.1%/yr

Latest (2025): $765 · +2.4% YoY. Source: county tax records.