701 Park Hill Dr · Lake Charles, LA 70605

$98,943

3 bd · 2.0 ba · 2,123 sqft · SingleFamily · 48 Days on market

Built 1973 0.25 ac lot $47/sqft · 52% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

REFRESHED AND READY FOR AN INVESTOR OR SAVVY HOMEOWNER! Tucked away on a quiet street yet close to all the conveniences of South Lake Charles, this home offers great potential. Featuring a massive 35' x 23' den with a fireplace and French doors leading to an oak-shaded backyard, this space is perfect for entertaining or relaxing. The kitchen boasts upgraded cabinetry and an open floor plan. Please note: this property will not qualify for some traditional financing. Don't miss this investment opportunity.

Key facts

• Quiet street
• Open floor plan
• Upgraded cabinetry

Tags

• QUIET STREET
• OAK SHADED BACKYARD
• MASSIVE DEN
• UPGRADED CABINETRY
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 (+15.1%/yr); 456 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 + 8.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,974 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.71% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.15%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $204,977
• List price: $98,943
• Delta: -51.73%
• 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
4308 Dean St	0.25mi	3/2.0	2,260 (+6%)	3mo	$235,000	$104	76
4307 Oaklawn St	0.21mi	3/2.0	1,926 (-9%)	1mo	$157,900	$82	74
4119 Pleasant Dr	0.33mi	3/2.0	2,240 (+6%)	3mo	$195,000	$87	73
4410 Dean St St	0.25mi	3/2.0	1,931 (-9%)	1mo	$172,500	$89	73
4022 Wooded Dr	0.43mi	3/2.0	2,244 (+6%)	1mo	$85,000	$38	70
4315 Oaklawn	0.19mi	4/3.0 (+1)	1,972 (-7%)	2mo	$239,000	$121	69
1411 Jefferson Dr	0.36mi	3/2.0	1,908 (-10%)	1mo	$235,000	$123	66
929 Carondelet St St	0.33mi	3/2.5	2,338 (+10%)	1mo	$365,000	$156	64
400 W Claude St St W	0.72mi	3/2.0	2,095 (-1%)	3mo	$267,000	$127	62
1119 Mobile St	0.57mi	3/2.0	1,971 (-7%)	1mo	$171,000	$87	61
4023 Joseph St	0.59mi	4/2.0 (+1)	2,272 (+7%)	2mo	$223,500	$98	54
1220 Five Oaks Dr	0.49mi	3/2.5	2,425 (+14%)	3mo	$490,000	$202	49

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: 6.3%
• Equity multiple: 1.27×
• Total profit: $7,415
• Equity at exit: $14,753

10-year hold

• IRR: 21.2%
• Equity multiple: 3.41×
• Total profit: $66,632
• Equity at exit: $8,555

Cash invested: $27,704 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$519
• Tax from tax record: −$127 /mo · $1,518/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $223

Break-even live

Break-even rent $1,409

Max offer price $98,943

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: $24,736
• Closing costs: $2,968
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	20d	1	0.63mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	43d	1	1.16mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	43d	1	1.16mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	43d	1	1.19mi
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,875	$1.82	13d	24	1.28mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	1.41mi
3708 Nelson Rd Lake Charles, LA	3.0	2.0	2020	$1,400	$0.69	43d	1	1.45mi

Listing history 14 events

1. 2026-06-15
   days on market $98,943 Active 48 DOM
2. 2026-06-14
   days on market $98,943 Active 46 DOM
3. 2026-06-13
   days on market $98,943 Active 45 DOM
4. 2026-06-10
   days on market $98,943 Active 43 DOM
5. 2026-06-09
   days on market $98,943 Active 42 DOM
6. 2026-06-08
   days on market $98,943 Active 41 DOM
7. 2026-06-07
   days on market $98,943 Active 40 DOM
8. 2026-06-05
   days on market $98,943 Active 37 DOM
9. 2026-06-02
   days on market $98,943 Active 35 DOM
10. 2026-06-01
    days on market $98,943 Active 34 DOM
11. 2026-05-31
    days on market $98,943 Active 33 DOM
12. 2026-05-30
    days on market $98,943 Active 32 DOM
13. 2026-04-28
    listed $98,943 Active 510-char remark
14. 2002-05-28
    soldstatus $87,400

ⓘ 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: $1,518 · $127/mo
• Projected year-2 tax: $1,518 · $127/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 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 17 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: $20,300
• − Mortgage interest: −$5,542
• − Property taxes: −$1,518
• − Insurance: −$5,613
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$2,878
• Taxable income: $1,500
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $2,319/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

1 event — show timeline

• 2002-05-28 Sold (Public Records) $87,400 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,518 · +2.4% YoY. Source: county tax records.