1207 Deesport St · Lake Charles, LA 70601

$89,500

2 bd · 2.0 ba · 990 sqft · SingleFamily · 179 Days on market

Built 1980 3,485 sqft lot $90/sqft · 17% below area Est $108k · 17% under $45/mo HOA · 5% of rent

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• 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

INVESTORS!! Welcome to easy, low-maintenance living in this beautifully updated 2-bedroom, 2-bath townhome tucked away at the end of a quiet dead-end street. Inside, you’ll find fresh paint, updated flooring, and newer appliances that make this home truly move-in ready. Enjoy outdoor living on the private back patio with a fully privacy-fenced yard—perfect for relaxing or entertaining. Conveniently located near casinos, popular restaurants, and area attractions, this townhome offers the perfect blend of comfort, convenience, and peace of mind. Previously utilized as a rental property, with past rent of $950 per month.

Key facts

• Newer appliances
• Private back patio
• Updated flooring

Tags

• PRIVATE BACK PATIO
• FULLY PRIVACY-FENCED YARD
• UPDATED FLOORING
• NEWER APPLIANCES
• QUIET DEAD-END STREET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($912 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 363 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $619 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $75k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.02% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (median comp): $108,001
• List price: $89,500
• Delta: -17.13%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2720 Cypress St	0.69mi	2/1.0	886 (-10%)	2mo	$67,000	$76	45
614 Penn St	0.71mi	3/2.0 (+1)	1,061 (+7%)	13mo	$127,500	$120	39
905 Clyde St	0.40mi	3/2.0 (+1)	1,108 (+12%)	23mo	$110,000	$99	38

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-3,739
• Equity at exit: $13,345

10-year hold

• IRR: 9.1%
• Equity multiple: 1.80×
• Total profit: $19,926
• Equity at exit: $7,738

Cash invested: $25,060 (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: 363
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $912 high
• Mortgage (P&I): −$469
• Tax from tax record: −$47 /mo · $570/yr
• Insurance: −$37
• HOA: −$45
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $122

Break-even live

Break-even rent $758

Max offer price $89,500

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1035 Giovanni St Apt 11 Lake Charles, LA	1.0	1.0	590	$800	$1.36	44d	1	0.19mi
1035 Giovanni St Apt 8 Lake Charles, LA	1.0	1.0	590	$800	$1.36	21d	1	0.19mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	44d	1	0.85mi
422 W Lagrange St Lake Charles, LA	1.0	1.0	775	$900	$1.16	21d	1	0.85mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,333	$1.26	13d	1	0.86mi
1801 Lake St Unit 8 Lake Charles, LA	2.0	1.0	650	$875	$1.35	13d	1	0.99mi
1801 Lake St Apt 2 Lake Charles, LA	2.0	1.0	650	$825	$1.27	13d	1	0.99mi
317 W School St Unit A Lake Charles, LA	2.0	1.0	825	$900	$1.09	44d	1	1.10mi
121 W Lagrange St Lake Charles, LA	1.0	1.0	850	$750	$0.88	44d	1	1.17mi
200 W 11th St Unit 4 Lake Charles, LA	1.0	1.0	700	$875	$1.25	21d	1	1.30mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	21d	1	1.47mi
520 E Lagrange St Unit 12 Lake Charles, LA	1.0	1.0	700	$749	$1.07	21d	1	1.49mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 20 events

1. 2026-06-18
   days on market $89,500 Active 179 DOM
2. 2026-06-17
   days on market $89,500 Active 178 DOM
3. 2026-06-16
   days on market $89,500 Active 177 DOM
4. 2026-06-15
   days on market $89,500 Active 176 DOM
5. 2026-06-14
   days on market $89,500 Active 174 DOM
6. 2026-06-13
   days on market $89,500 Active 173 DOM
7. 2026-06-10
   days on market $89,500 Active 171 DOM
8. 2026-06-09
   days on market $89,500 Active 170 DOM
9. 2026-06-08
   days on market $89,500 Active 169 DOM
10. 2026-06-07
    days on market $89,500 Active 168 DOM
11. 2026-06-05
    days on market $89,500 Active 165 DOM
12. 2026-06-02
    days on market $89,500 Active 163 DOM
13. 2026-06-01
    days on market $89,500 Active 162 DOM
14. 2026-05-31
    days on market $89,500 Active 161 DOM
15. 2026-05-30
    days on market $89,500 Active 160 DOM
16. 2025-12-21
    listed $89,500 Active 637-char remark

    Show marketing remark (637 chars)

    INVESTORS!! Welcome to easy, low-maintenance living in this beautifully updated 2-bedroom, 2-bath townhome tucked away at the end of a quiet dead-end street. Inside, you’ll find fresh paint, updated flooring, and newer appliances that make this home truly move-in ready. Enjoy outdoor living on the private back patio with a fully privacy-fenced yard—perfect for relaxing or entertaining. Conveniently located near casinos, popular restaurants, and area attractions, this townhome offers the perfect blend of comfort, convenience, and peace of mind. Previously utilized as a rental property, with past rent of $950 per month.

17. 2023-01-26
    soldstatus $75,000
18. 2023-01-25
    soldstatus 266-char remark

    Show marketing remark (266 chars)

    2/2 TOWNHOME GREAT FOR FIRST TIME HOMEBUYER. THIS HOME IS LOCATED ON A DEAD END STREET AND WITH A LITTLE TLC COULD BE A CUTE PLACE TO CALL HOME. SPACIOUS SUN PORCH WITH WINDOW UNIT AND STORAGE AREA PLUS NEW PRIVACY FENCE AND ROOF POST-HURRICANES. RECENTLY APPRAISED.

19. 2022-10-12
    listed $90,000 266-char remark

    Show marketing remark (266 chars)

    2/2 TOWNHOME GREAT FOR FIRST TIME HOMEBUYER. THIS HOME IS LOCATED ON A DEAD END STREET AND WITH A LITTLE TLC COULD BE A CUTE PLACE TO CALL HOME. SPACIOUS SUN PORCH WITH WINDOW UNIT AND STORAGE AREA PLUS NEW PRIVACY FENCE AND ROOF POST-HURRICANES. RECENTLY APPRAISED.

20. 2000-08-04
    soldstatus $55,500

ⓘ 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: $570 · $47/mo
• Projected year-2 tax: $570 · $47/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) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 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: $10,949
• − Mortgage interest: −$5,013
• − Property taxes: −$570
• − Insurance: −$448
• − Repairs & maintenance: −$876
• − Management: −$876
• − HOA: −$540
• − Depreciation: −$2,604
• Taxable income: $23
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $1,455/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

+61.3% since first listed

5 events — show timeline

• 2025-12-21 Listed $89,500 SWLAR
• 2023-01-26 Sold (Public Records) $75,000 Public Records
• 2023-01-25 Sold (MLS) — SWLAR
• 2022-10-12 Listed $90,000 SWLAR
• 2000-08-04 Sold (Public Records) $55,500 Public Records

Property tax history

+0.4%/yr

Latest (2025): $570 · +2.4% YoY. Source: county tax records.