5688 Spanish Mission Ct · Prien, LA 70605

$174,200

4 bd · 2.0 ba · 1,730 sqft · SingleFamily · 23 Days on market

Built 1983 0.25 ac lot Est $235k · 26% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a large yard and gorgeous home on a quiet, corner lot, then take a look at this 4 bedroom 2 bath brick home with a double car garage. Step inside to a large family room area with tile and laminate flooring throughout. This home features an open floor plan with high ceilings and beautiful skylights. The backyard comes complete with a privacy fence. All in a private neighborhood. No flood insurance required.

Key facts

• Large backyard
• Flood zone x
• 0.25 acre lot

Tags

• LARGE BACKYARD
• FLOOD ZONE X
• QUICK ACCESS TO LAKE CHARLES

Property features AI

Finance

• Other: Residential property in Trails Subdivision

Exterior

• Parking: Attached garage; Garage with 2 parking spaces; Open parking available
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family house; One story
• Construction: Brick construction; Shingle roof; Slab foundation; Built as a house (year built not provided)
• Exterior features: Located on a cul-de-sac; City lot

Interior

• Kitchen: Dishwasher; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Pantry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $174k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 4.7% in Prien — 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 64/100 on livability (#174 in LA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• 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: A. A. Nelson Elementary School (math 36% / reading 52%, grade F, #191 of 646 statewide, top 30%, 741 students, 55% 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 48% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 456 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 40% of the median local income ($86k/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 $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 $49k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $171,587 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.66% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.42%
• DSCR: 2.26
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $235,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1077 Spanish Mission Trl	0.04mi	3/2.0 (-1)	1,750 (+1%)	13mo	$210,000	$120	81
5702 Stonehaven Ln	0.20mi	3/2.0 (-1)	1,777 (+3%)	13mo	$225,000	$127	71
1094 Spanish Mission Trl	0.06mi	3/2.0 (-1)	1,524 (-12%)	9mo	$200,000	$131	65
906 Aberdeen Dr	0.27mi	3/2.0 (-1)	1,600 (-8%)	9mo	$214,000	$134	62
401 Montclair St	0.75mi	4/2.0	1,760 (+2%)	4mo	$263,000	$149	59
5737 E Dietrich Loop	0.38mi	3/2.0 (-1)	1,824 (+5%)	14mo	$273,500	$150	56
5704 Stonehaven Ln	0.20mi	3/2.0 (-1)	1,504 (-13%)	15mo	$205,000	$136	51
5727 W Dietrich Loop W	0.43mi	3/2.0 (-1)	1,824 (+5%)	19mo	$266,000	$146	50
820 Lakeridge Ln	0.53mi	3/2.0 (-1)	1,890 (+9%)	6mo	$245,000	$130	50
1108 Lakeridge Ln	0.73mi	3/3.0 (-1)	1,814 (+5%)	3mo	$235,000	$130	47
729 Dianne Ln	0.48mi	3/2.0 (-1)	1,959 (+13%)	12mo	$315,000	$161	40
1490 Jamie Renee Ln	0.58mi	3/2.0 (-1)	1,945 (+12%)	19mo	$305,000	$157	32

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: 28.1%
• Equity multiple: 2.24×
• Total profit: $60,647
• Equity at exit: $25,974

10-year hold

• IRR: 38.3%
• Equity multiple: 5.45×
• Total profit: $217,149
• Equity at exit: $15,062

Cash invested: $48,776 (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: 456
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,893 medium
• Mortgage (P&I): −$914
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $1,155

Break-even live

Break-even rent $1,431

Max offer price $174,200

Occupancy floor 55%

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: $43,550
• Closing costs: $5,226
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	43d	1	0.50mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	0.80mi
801 Sundale Dr Lake Charles, LA	3.0	1.0	1144	$1,195	$1.04	43d	1	1.28mi

Listing history 20 events

1. 2026-06-19
   days on market $174,200 Active 23 DOM
2. 2026-06-18
   days on market $174,200 Active 22 DOM
3. 2026-06-17
   days on market $174,200 Active 21 DOM
4. 2026-06-16
   days on market $174,200 Active 20 DOM
5. 2026-06-15
   days on market $174,200 Active 19 DOM
6. 2026-06-14
   days on market $174,200 Active 17 DOM
7. 2026-06-13
   pricedays on market $174,200 Active 16 DOM
8. 2026-06-10
   days on market $179,700 Active 14 DOM
9. 2026-06-09
   days on market $179,700 Active 13 DOM
10. 2026-06-08
    days on market $179,700 Active 12 DOM
11. 2026-06-07
    days on market $179,700 Active 11 DOM
12. 2026-06-05
    days on market $179,700 Active 8 DOM
13. 2026-06-02
    days on market $179,700 Active 6 DOM
14. 2026-06-01
    days on market $179,700 Active 5 DOM
15. 2026-05-31
    days on market $179,700 Active 4 DOM
16. 2026-05-30
    days on market $179,700 Active 3 DOM
17. 2026-05-27
    listed $179,700 Active
18. 2018-03-23
    soldstatus 432-char remark

    Show marketing remark (432 chars)

    If you are looking for a large yard and gorgeous home on a quiet, corner lot, then take a look at this 4 bedroom 2 bath brick home with a double car garage. Step inside to a large family room area with tile and laminate flooring throughout. This home features an open floor plan with high ceilings and beautiful skylights. The backyard comes complete with a privacy fence. All in a private neighborhood. No flood insurance required.

19. 2018-03-23
    soldstatus $173,000

    Show marketing remark (432 chars)

    If you are looking for a large yard and gorgeous home on a quiet, corner lot, then take a look at this 4 bedroom 2 bath brick home with a double car garage. Step inside to a large family room area with tile and laminate flooring throughout. This home features an open floor plan with high ceilings and beautiful skylights. The backyard comes complete with a privacy fence. All in a private neighborhood. No flood insurance required.

20. 2018-01-04
    listed $179,500 432-char remark

    Show marketing remark (432 chars)

    If you are looking for a large yard and gorgeous home on a quiet, corner lot, then take a look at this 4 bedroom 2 bath brick home with a double car garage. Step inside to a large family room area with tile and laminate flooring throughout. This home features an open floor plan with high ceilings and beautiful skylights. The backyard comes complete with a privacy fence. All in a private neighborhood. No flood insurance required.

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/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 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: $34,719
• − Mortgage interest: −$9,758
• − Property taxes: −$1,730
• − Insurance: −$871
• − Repairs & maintenance: −$2,778
• − Management: −$2,778
• − Depreciation: −$5,068
• Taxable income: $11,737
• Est. tax owed @ 24.0%: −$2,817
• After-tax cash flow: $11,047/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 — Prien

• Score: 64/100
• State rank: #174
• US rank: #14370

Category grades

Amenities F Commute F Cost of living C+ Crime A Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Calcasieu Parish · 170,889 people
• 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

+0.1% since first listed

4 events — show timeline

• 2026-05-27 Listed $179,700 SWLAR
• 2018-03-23 Sold (Public Records) $173,000 Public Records
• 2018-03-23 Sold (MLS) — SWLAR
• 2018-01-04 Listed $179,500 SWLAR

Property tax history

+1.2%/yr

Latest (2025): $1,730 · +2.2% YoY. Source: county tax records.