304 W Hale St St W · Lake Charles, LA 70601

$225,000

None bd · None ba · 2,156 sqft · SingleFamily · 165 Days on market

Built 1968 8,883 sqft lot $104/sqft · at area comps Est $225k · at est.

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Why this score? — see what drove the D 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 +13.3/30.0
• ARV discount +7.4/15.0
• DSCR +4.0/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multifamily investment or primary living opportunity. Two duplexes set on one property. Four one bedroom one bath units located behind the Prien Lake Mall. Duplexes are to be purchased as a portfolio that includes 908 Sycamore St & 1828 N Tallowood both in Lake Charles, LA.

Key facts

• 8,883 sq ft lot
• 8 parking spots
• Built 1968

What this means for you Summary

Snapshot

• This is a single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $0 ($-1/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (25.7% below list).
• Recommended offer: $167k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 40% of the median local income ($50k/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 $7k 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.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($198k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,191 (25.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (median comp): $224,750
• List price: $225,000
• Delta: 0.11%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3412 Creole St	0.55mi	2/2.0	2,077 (-4%)	1mo	$154,900	$75	68
612 Blackman St	0.72mi	3/2.0	2,151 (-0%)	8mo	$320,000	$149	59
514 Julius St	0.64mi	3/2.5	2,201 (+2%)	13mo	$305,000	$139	55
403 Louie St	0.54mi	2/2.0	1,893 (-12%)	22mo	$205,400	$109	37
730 Louie St	0.75mi	3/1.5	1,878 (-13%)	9mo	$70,000	$37	36

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-31,065
• Equity at exit: $33,548

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-3,359
• Equity at exit: $19,454

Cash invested: $63,000 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-0

Break-even live

Break-even rent $1,672

Max offer price $224,983

Occupancy floor 95%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,333	$1.26	13d	1	0.18mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	44d	1	0.55mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	44d	1	0.90mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	44d	1	0.99mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	44d	1	1.01mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	44d	1	1.13mi
1415 William St Lake Charles, LA	3.0	2.5	2289	$2,800	$1.22	44d	1	1.41mi

Listing history 17 events

1. 2026-06-19
   days on market $225,000 Active 165 DOM
2. 2026-06-18
   days on market $225,000 Active 164 DOM
3. 2026-06-17
   days on market $225,000 Active 163 DOM
4. 2026-06-16
   days on market $225,000 Active 162 DOM
5. 2026-06-15
   days on market $225,000 Active 161 DOM
6. 2026-06-14
   days on market $225,000 Active 159 DOM
7. 2026-06-13
   pricedays on market $225,000 Active 158 DOM
8. 2026-06-10
   days on market $235,000 Active 156 DOM
9. 2026-06-09
   days on market $235,000 Active 155 DOM
10. 2026-06-08
    days on market $235,000 Active 154 DOM
11. 2026-06-07
    days on market $235,000 Active 153 DOM
12. 2026-06-05
    days on market $235,000 Active 150 DOM
13. 2026-06-02
    days on market $235,000 Active 148 DOM
14. 2026-06-01
    days on market $235,000 Active 147 DOM
15. 2026-05-31
    days on market $235,000 Active 146 DOM
16. 2026-05-30
    days on market $235,000 Active 145 DOM
17. 2026-01-05
    listed $235,000 Active 280-char remark

    Show marketing remark (280 chars)

    Multifamily investment or primary living opportunity. Two duplexes set on one property. Four one bedroom one bath units located behind the Prien Lake Mall. Duplexes are to be purchased as a portfolio that includes 908 Sycamore St & 1828 N Tallowood both in Lake Charles, LA.

ⓘ 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: $567 · $47/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$671/yr (+$56/mo · 118.4%)

ⓘ 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 (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $20,063
• − Mortgage interest: −$12,603
• − Property taxes: −$567
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$6,545
• Taxable loss: −$3,988
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $956/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

1 event — show timeline

• 2026-01-05 Listed $235,000 SWLAR

Property tax history

+0.1%/yr

Latest (2025): $567 · +2.4% YoY. Source: county tax records.