609 W Sallier St W · Lake Charles, LA 70601

$85,000

2 bd · 1.0 ba · 1,155 sqft · SingleFamily · 197 Days on market

Built 1955 Fair condition 7,405 sqft lot $74/sqft · 43% below area Est $149k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +4.0/5.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 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 $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 5.1% 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: Barbe Elementary School (math 12% / reading 32%, grade F, #415 of 646 statewide, top 67%, 164 students, 84% FRL); S. J. Welsh Middle School (math 28% / reading 44%, grade F, #84 of 218 statewide, top 41%, 1,107 students, 49% FRL); Lagrange High School (math 9% / reading 22%, grade F, #217 of 265 statewide, top 82%, 907 students, 76% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 37% district-wide (-12 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 (+6.2%/yr); 480 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $588 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($75k) 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.38% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.25%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

• ARV (median comp): $149,231
• List price: $85,000
• Delta: -43.04%
• 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%)	23mo	$94,000	$77	61
409 Louie St	0.31mi	3/2.0 (+1)	1,153 (-0%)	24mo	$147,500	$128	56
614 Penn St	0.32mi	3/2.0 (+1)	1,061 (-8%)	16mo	$127,500	$120	49
2300 Ernest St	0.38mi	3/— (+1)	1,285 (+11%)	12mo	$105,000	$82	49
2707 Cypress St	0.56mi	3/2.0 (+1)	1,280 (+11%)	3mo	$140,000	$109	44
2614 Dietz St	0.59mi	3/1.0 (+1)	1,237 (+7%)	17mo	$65,000	$53	41
2404 Stanton St	0.65mi	3/1.0 (+1)	1,296 (+12%)	7mo	$89,900	$69	39
1722 Toomer St	0.63mi	1/— (-1)	1,324 (+15%)	22mo	$136,000	$103	23

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: 14.6%
• Equity multiple: 1.61×
• Total profit: $14,403
• Equity at exit: $12,674

10-year hold

• IRR: 25.5%
• Equity multiple: 3.55×
• Total profit: $60,779
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 13 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $143,500 ($120/sqft)
• Median days on market: 93 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +7.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70601

• Rents YoY: 6.2%
• Active inventory: 480
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$446
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $382

Break-even live

Break-even rent $690

Max offer price $85,000

Occupancy floor 62%

Sensitivity live

Price	-10% $430	-5% $406	+0% $382	+5% $358	+10% $334
Rent	-10% $289	-5% $335	+0% $382	+5% $428	+10% $474
Rate	-1.0pp $425	-0.5pp $403	base $382	+0.5pp $360	+1.0pp $337

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	116d	1	0.52mi
2601 Hazel St Unit C1 Lake Charles, LA	2.0	1.0	800	$1,150	$1.44	5d	1	0.53mi
2601 Hazel St Unit B1 Lake Charles, LA	2.0	1.0	800	$1,150	$1.44	0d	1	0.53mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	6d	1	0.63mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	139d	1	0.83mi
1605 W Common St Unit 1 Lake Charles, LA	1.0	1.0	750	$925	$1.23	116d	1	1.00mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	116d	1	1.11mi
701 11th St Lake Charles, LA	2.0	1.0	1050	$695	$0.66	6d	1	1.13mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	139d	1	1.25mi
422 W Lagrange St Lake Charles, LA	1.0	1.0	775	$900	$1.16	116d	1	1.25mi
708 Orange St Lake Charles, LA	1.0	1.0	700	$690	$0.99	6d	1	1.28mi
705 Clarence St Lake Charles, LA	3.0	2.0	1400	$3,100	$2.21	6d	1	1.28mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	139d	1	1.29mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	116d	1	1.36mi
121 W Lagrange St Lake Charles, LA	1.0	1.0	850	$750	$0.88	139d	1	1.41mi
408 Blackman St Lake Charles, LA	3.0	1.5	1385	$1,500	$1.08	5d	1	1.42mi
1039 13th St Lake Charles, LA	2.0	2.0	975	$1,200	$1.23	2d	1	1.45mi

Listing history 50 events

1. 2026-09-24
   days on market $85,000 Active 197 DOM
2. 2026-09-22
   days on market $85,000 Active 196 DOM
3. 2026-09-20
   days on market $85,000 Active 194 DOM
4. 2026-09-19
   days on market $85,000 Active 193 DOM
5. 2026-09-18
   days on market $85,000 Active 192 DOM
6. 2026-09-17
   days on market $85,000 Active 191 DOM
7. 2026-09-16
   days on market $85,000 Active 190 DOM
8. 2026-09-15
   days on market $85,000 Active 189 DOM
9. 2026-09-14
   days on market $85,000 Active 188 DOM
10. 2026-09-13
    days on market $85,000 Active 187 DOM
11. 2026-09-12
    days on market $85,000 Active 186 DOM
12. 2026-09-11
    days on market $85,000 Active 185 DOM
13. 2026-09-05
    days on market $85,000 Active 179 DOM
14. 2026-09-04
    days on market $85,000 Active 178 DOM
15. 2026-09-03
    days on market $85,000 Active 177 DOM
16. 2026-08-31
    days on market $85,000 Active 174 DOM
17. 2026-08-30
    days on market $85,000 Active 173 DOM
18. 2026-08-29
    days on market $85,000 Active 172 DOM
19. 2026-08-28
    days on market $85,000 Active 171 DOM
20. 2026-08-27
    days on market $85,000 Active 170 DOM
21. 2026-08-26
    days on market $85,000 Active 169 DOM
22. 2026-08-25
    days on market $85,000 Active 168 DOM
23. 2026-08-24
    days on market $85,000 Active 167 DOM
24. 2026-08-23
    days on market $85,000 Active 166 DOM
25. 2026-08-22
    pricedays on market $85,000 Active 165 DOM
26. 2026-08-21
    days on market $89,900 Active 164 DOM
27. 2026-08-20
    days on market $89,900 Active 163 DOM
28. 2026-08-19
    days on market $89,900 Active 162 DOM
29. 2026-08-18
    days on market $89,900 Active 161 DOM
30. 2026-08-17
    days on market $89,900 Active 160 DOM
31. 2026-08-16
    days on market $89,900 Active 159 DOM
32. 2026-08-15
    days on market $89,900 Active 158 DOM
33. 2026-08-15
    days on market $89,900 Active 157 DOM
34. 2026-08-13
    pricedays on market $89,900 Active 156 DOM
35. 2026-08-12
    days on market $94,900 Active 155 DOM
36. 2026-08-11
    days on market $94,900 Active 154 DOM
37. 2026-08-10
    days on market $94,900 Active 153 DOM
38. 2026-08-09
    days on market $94,900 Active 152 DOM
39. 2026-08-08
    days on market $94,900 Active 151 DOM
40. 2026-08-07
    days on market $94,900 Active 150 DOM
41. 2026-08-06
    days on market $94,900 Active 149 DOM
42. 2026-08-05
    days on market $94,900 Active 148 DOM
43. 2026-08-04
    days on market $94,900 Active 147 DOM
44. 2026-08-03
    days on market $94,900 Active 146 DOM
45. 2026-07-31
    days on market $94,900 Active 143 DOM
46. 2026-07-29
    days on market $94,900 Active 141 DOM
47. 2026-07-27
    days on market $94,900 Active 139 DOM
48. 2026-07-25
    days on market $94,900 Active 137 DOM
49. 2026-07-23
    days on market $94,900 Active 135 DOM
50. 2026-07-22
    days on market $94,900 Active 134 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: $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: $14,076
• − Mortgage interest: −$4,761
• − Property taxes: −$765
• − Insurance: −$425
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,473
• Taxable income: $3,400
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,765/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.

Condition & rehab AI · 10 photos

Fair 50/100 Moderate rehab Est. rehab $28,875–$51,975 screening

The home is in fair condition with some moderate repairs needed, particularly in the kitchen and interior walls. Upgrading the kitchen cabinets and painting the interior walls can significantly increase its resale value.

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof visible, but based on the satellite image, it appears to be a metal roof which is often indicative of a higher maintenance cost.

Repairs flagged

• Moderate Kitchen cabinets — The cabinets appear to be outdated and in need of updating.
• Minor Paint — There are some minor scuffs and marks on the interior walls.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers. ↑
• Resale Updating the kitchen cabinets — Newer, more modern cabinets can significantly enhance the home's curb appeal and value. ↑
• Both Landscaping and yard maintenance — A well-maintained yard and landscaping can improve the home's curb appeal and increase its rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Barbe Elementary School F LA #415/646 Nat'l #32,000/41,679 Middle S. J. Welsh Middle School F LA #84/218 Nat'l #7,206/14,009 High Grand Lake High School D+ LA #33/265 Nat'l #5,016/17,239

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

C Composite livability gradescore 68/100

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 · 212,179 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: 6% of renters

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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%

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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%

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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

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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.