3907 Jande St · Lake Charles, LA 70605

$179,000

4 bd · 2.0 ba · 1,669 sqft · SingleFamily · 128 Days on market

Built 1968 0.25 ac lot $107/sqft · 8% below area Est $196k · 8% under

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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 +21.5/30.0
• ARV discount +11.3/15.0
• DSCR +6.9/10.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4 bedroom 2 bathroom cottage located in a prime location in Lake Charles! Within walking distance to McNeese State University & Our Lady Queen of Heaven School, this home features 2 living areas, covered parking, modern kitchen & bathrooms & generous front & back yards. Besides some minor HVAC work, this home is well maintained & move-in ready. This home is being sold AS-IS, and is a great investment opportunity. Perfect for a rental, or first time homebuyer. Located in flood zone X, typically doesn't require flood insurance by mortgage companies.

Key facts

• Move-in ready
• Covered parking
• Generous front yards

Tags

• COVERED PARKING
• MODERN KITCHEN
• GENEROUS FRONT YARDS
• GENEROUS BACK YARDS
• MOVE-IN READY
• LOCATED IN FLOOD ZONE X

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/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 $170k (4.8% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $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 $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.95% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (median comp): $195,509
• List price: $179,000
• Delta: -8.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3709 Ernest St	0.31mi	3/1.5 (-1)	1,602 (-4%)	3mo	$158,500	$99	69
4402 Pleasant Dr	0.59mi	3/2.0 (-1)	1,672 (+0%)	2mo	$244,000	$146	66
4326 Pleasant Dr	0.54mi	3/2.0 (-1)	1,604 (-4%)	1mo	$174,000	$108	63
836 Treasure Ln	0.64mi	4/2.0	1,711 (+2%)	4mo	$285,000	$167	62
625 W Lagrange St W	0.62mi	3/2.0 (-1)	1,681 (+1%)	4mo	$214,900	$128	62
3905 Hodges St	0.56mi	3/2.0 (-1)	1,582 (-5%)	1mo	$124,900	$79	60
3802 Auburn St	0.75mi	3/2.0 (-1)	1,678 (+0%)	4mo	$169,000	$101	56
809 Garden Ln	0.49mi	3/2.0 (-1)	1,800 (+8%)	4mo	$205,000	$114	56
732 Julius St St	0.68mi	3/2.0 (-1)	1,753 (+5%)	3mo	$252,000	$144	53
613 W Lagrange St W	0.60mi	3/1.5 (-1)	1,812 (+9%)	1mo	$187,000	$103	50
607 W Mcneese St St W	0.72mi	3/2.0 (-1)	1,536 (-8%)	3mo	$160,000	$104	45
905 Akron St St	0.67mi	3/1.5 (-1)	1,464 (-12%)	3mo	$135,000	$92	39

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,900
• Equity at exit: $26,689

10-year hold

• IRR: 12.6%
• Equity multiple: 2.20×
• Total profit: $60,290
• Equity at exit: $15,477

Cash invested: $50,120 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$939
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $270

Break-even live

Break-even rent $1,363

Max offer price $179,000

Occupancy floor 79%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	43d	1	0.58mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	0.80mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	43d	1	0.83mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	1.12mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	21d	1	1.15mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	1.19mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	1.28mi
4015 Nelson Rd Lake Charles, LA	3.0	1.0	1300	$1,200	$0.92	43d	1	1.44mi
4021 Nelson Rd Lake Charles, LA	3.0	2.0	1362	$1,600	$1.17	43d	1	1.44mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	1.47mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.47mi

Listing history 21 events

1. 2026-06-19
   days on market $179,000 Active 128 DOM
2. 2026-06-18
   days on market $179,000 Active 127 DOM
3. 2026-06-17
   days on market $179,000 Active 126 DOM
4. 2026-06-16
   days on market $179,000 Active 125 DOM
5. 2026-06-15
   days on market $179,000 Active 124 DOM
6. 2026-06-14
   days on market $179,000 Active 122 DOM
7. 2026-06-13
   days on market $179,000 Active 121 DOM
8. 2026-06-10
   days on market $179,000 Active 119 DOM
9. 2026-06-09
   days on market $179,000 Active 118 DOM
10. 2026-06-08
    days on market $179,000 Active 117 DOM
11. 2026-06-07
    days on market $179,000 Active 116 DOM
12. 2026-06-05
    days on market $179,000 Active 113 DOM
13. 2026-06-02
    days on market $179,000 Active 111 DOM
14. 2026-06-01
    days on market $179,000 Active 110 DOM
15. 2026-05-31
    days on market $179,000 Active 109 DOM
16. 2026-05-30
    days on market $179,000 Active 108 DOM
17. 2026-05-16
    price $179,000 592-char remark

    Show marketing remark (592 chars)

    Charming 4 bedroom 2 bathroom cottage located in a prime location in Lake Charles! Within walking distance to McNeese State University & Our Lady Queen of Heaven School, this home features 2 living areas, covered parking, modern kitchen & bathrooms & generous front & back yards. Besides some minor HVAC work, this home is well maintained & move-in ready. This home is being sold AS-IS, and is a great investment opportunity. Perfect for a rental, or first time homebuyer. Located in flood zone X, typically doesn't require flood insurance by mortgage companies.

18. 2026-03-12
    price $185,000 592-char remark

    Show marketing remark (592 chars)

    Charming 4 bedroom 2 bathroom cottage located in a prime location in Lake Charles! Within walking distance to McNeese State University & Our Lady Queen of Heaven School, this home features 2 living areas, covered parking, modern kitchen & bathrooms & generous front & back yards. Besides some minor HVAC work, this home is well maintained & move-in ready. This home is being sold AS-IS, and is a great investment opportunity. Perfect for a rental, or first time homebuyer. Located in flood zone X, typically doesn't require flood insurance by mortgage companies.

19. 2026-02-11
    listed $189,000 Active 592-char remark

    Show marketing remark (592 chars)

    Charming 4 bedroom 2 bathroom cottage located in a prime location in Lake Charles! Within walking distance to McNeese State University & Our Lady Queen of Heaven School, this home features 2 living areas, covered parking, modern kitchen & bathrooms & generous front & back yards. Besides some minor HVAC work, this home is well maintained & move-in ready. This home is being sold AS-IS, and is a great investment opportunity. Perfect for a rental, or first time homebuyer. Located in flood zone X, typically doesn't require flood insurance by mortgage companies.

20. 2021-06-21
    soldstatus $185,000
21. 1995-06-01
    soldstatus $48,000

ⓘ 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: $984 · $82/mo
• Expected delta: +$219/yr (+$18/mo · 28.7%)

ⓘ 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) · 24% 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: $20,455
• − Mortgage interest: −$10,027
• − Property taxes: −$765
• − Insurance: −$895
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$5,207
• Taxable income: $288
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $3,166/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

+272.9% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $179,000 SWLAR
• 2026-03-12 Price Changed $185,000 SWLAR
• 2026-02-11 Listed $189,000 SWLAR
• 2021-06-21 Sold (Public Records) $185,000 Public Records
• 1995-06-01 Sold (Public Records) $48,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $765 · +2.4% YoY. Source: county tax records.