1249 Bayouwood Dr · Lake Charles, LA 70605

$290,000

4 bd · 3.0 ba · 2,774 sqft · SingleFamily · 49 Days on market

Built 1974 0.34 ac lot $105/sqft · 14% below area Est $336k · 14% under ↓ 3% since listing

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Why this score? — see what drove the C 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 +19.7/30.0
• ARV discount +13.6/15.0
• DSCR +6.2/10.0
• Rent growth +5.0/5.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated in the desirable Holly Hill area of South Lake Charles, this spacious 4-bedroom, 3-bath home offers a rare combination of size, layout, and classic character in a well-established, tree-lined neighborhood. From the moment you arrive, the inviting front elevation with mature landscaping and a welcoming covered porch sets the tone for what’s inside. Step through the entry into a layout designed for both everyday living and entertaining. The home features multiple living spaces including a formal living room with beautiful wood flooring and a large family room anchored by a striking floor-to-ceiling brick fireplace with vaulted ceilings, creating a warm and inviting centerpiece.

Key facts

• Covered porch
• Expansive windows
• Sunroom

Tags

• MATURE LANDSCAPING
• COVERED PORCH
• MULTIPLE LIVING SPACES
• VAULTED CEILINGS
• SUNROOM
• EXPANSIVE WINDOWS

Property features AI

Finance

• Other: Located in the Bayouwood subdivision

Exterior

• Parking: Attached garage; Driveway and additional open parking
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One-story house; No shared/common walls; Residential zoning; Brick veneer exterior; Slab foundation
• Construction: Brick veneer construction; Slab foundation; Shingle roof
• Exterior features: Front porch; Rear covered porch; Privacy wood fencing; Back yard and front yard; Shingle roof

Interior

• Kitchen: Double oven; Electric range / oven; Dishwasher
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 3 full bathrooms (all on the main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans (also listed under cooling)
• Interior features: Ceiling fans; Crown molding; Cathedral ceilings; Laminate countertops; Wood-burning fireplace
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (7.0% below list).
• Recommended offer: $270k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Prien Lake Elementary School (math 60% / reading 68%, grade B, #45 of 646 statewide, top 7%, 671 students, 44% FRL); Alfred M. Barbe High School (math 41% / reading 56%, grade D, #41 of 265 statewide, top 16%, 1,991 students, 41% FRL).
• Zoned-school proficiency averages 56% at this address vs 37% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Calcasieu Parish average implies; a family-tenant draw the district grade alone would hide.
• 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 38% 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 $2k of loan paydown is wiped out by about $9k 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 $81k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

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 $269,783 (7.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (median comp): $335,810
• List price: $290,000
• Delta: -13.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
936 Chartres Dr	0.31mi	4/3.0	2,714 (-2%)	1mo	$479,000	$176	82
3829 Burgoyne Dr	0.30mi	4/2.5	2,684 (-3%)	1mo	$717,500	$267	78
1200 Inverness St	0.28mi	3/2.0 (-1)	2,738 (-1%)	2mo	$342,500	$125	74
1258 S Bayouwood Dr S	0.04mi	4/2.5	2,362 (-15%)	9mo	$250,000	$106	64
1518 S Chateau Cir S	0.71mi	4/2.5	2,786 (+0%)	2mo	$375,000	$135	62
4107 Trent Ln	0.18mi	3/3.0 (-1)	2,402 (-13%)	8mo	$218,000	$91	58
4207 W Jevon Ln W	0.26mi	3/2.0 (-1)	2,479 (-11%)	6mo	$300,000	$121	56
1016 Audubon St	0.63mi	4/3.0	2,519 (-9%)	1mo	$317,500	$126	54
1220 Five Oaks Dr	0.60mi	3/2.5 (-1)	2,425 (-13%)	3mo	$490,000	$202	42
817 Audubon St	0.68mi	4/2.0	2,453 (-12%)	8mo	$320,000	$130	38
4008 Pleasant Dr	0.72mi	4/2.0	2,414 (-13%)	8mo	$189,900	$79	34
4614 Autumnwood Ln	0.73mi	3/2.0 (-1)	2,480 (-11%)	8mo	$216,400	$87	33

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: -3.5%
• Equity multiple: 0.86×
• Total profit: $-11,142
• Equity at exit: $43,240

10-year hold

• IRR: 10.8%
• Equity multiple: 2.02×
• Total profit: $82,742
• Equity at exit: $25,074

Cash invested: $81,200 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,698 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$149 /mo · $1,791/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $340

Break-even live

Break-even rent $2,267

Max offer price $290,000

Occupancy floor 82%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3708 Nelson Rd Lake Charles, LA	3.0	2.0	2020	$1,400	$0.69	43d	1	0.77mi
1549 L'Acadie Dr Lake Charles, LA	4.0	4.0	3100	$3,550	$1.15	13d	1	1.40mi
5124 E Worthington Dr Lake Charles, LA	5.0	4.5	3536	$5,200	$1.47	43d	1	1.43mi

Listing history 17 events

1. 2026-06-19
   days on market $290,000 Active 49 DOM
2. 2026-06-18
   days on market $290,000 Active 48 DOM
3. 2026-06-17
   days on market $290,000 Active 47 DOM
4. 2026-06-16
   days on market $290,000 Active 46 DOM
5. 2026-06-15
   days on market $290,000 Active 45 DOM
6. 2026-06-14
   days on market $290,000 Active 43 DOM
7. 2026-06-13
   days on market $290,000 Active 42 DOM
8. 2026-06-10
   pricedays on market $290,000 Active 40 DOM
9. 2026-06-09
   days on market $300,000 Active 39 DOM
10. 2026-06-08
    days on market $300,000 Active 38 DOM
11. 2026-06-07
    days on market $300,000 Active 37 DOM
12. 2026-06-05
    days on market $300,000 Active 34 DOM
13. 2026-06-02
    days on market $300,000 Active 32 DOM
14. 2026-06-01
    days on market $300,000 Active 31 DOM
15. 2026-05-31
    days on market $300,000 Active 30 DOM
16. 2026-05-30
    days on market $300,000 Active 29 DOM
17. 2026-05-01
    listed $300,000 Active 2174-char remark

ⓘ 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: $1,791 · $149/mo
• Projected year-2 tax: $1,791 · $149/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 4/10 Moderate FEMA zone X (shaded) · 23% 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: $32,374
• − Mortgage interest: −$16,245
• − Property taxes: −$1,791
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,590
• − Management: −$2,590
• − Depreciation: −$8,436
• Taxable loss: −$727
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $4,260/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

-3.3% since first listed

2 events — show timeline

• 2026-06-09 Price Changed $290,000 SWLAR
• 2026-05-01 Listed $300,000 SWLAR

Property tax history

-0.0%/yr

Latest (2025): $1,791 · +2.4% YoY. Source: county tax records.