3702 Creole St St · Lake Charles, LA 70605

$149,001

3 bd · 2.0 ba · 1,933 sqft · SingleFamily · 53 Days on market

Built 1965 0.26 ac lot $77/sqft · 32% below area Est $218k · 32% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.8/10.0
• 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 MLS

Great opportunity in South Lake Charles! This 3-bedroom, 2-bath home offers a functional layout with two living areas, providing plenty of space for everyday living and entertaining. The property sits on a large lot with a spacious yard, perfect for outdoor enjoyment, pets, or future improvements. With just a little TLC, this home has tons of potential to become something truly special—ideal for investors or buyers looking to add their personal touch. Located in Flood Zone X

Key facts

• Spacious yard
• Large lot
• Two living areas

Tags

• LARGE LOT
• SPACIOUS YARD
• TWO LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $4k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1965 — 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: 1.08% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (median comp): $217,637
• List price: $149,001
• Delta: -31.54%
• 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
613 W Lagrange St W	0.27mi	3/1.5	1,812 (-6%)	1mo	$187,000	$103	74
400 W Claude St St W	0.25mi	3/2.0	2,095 (+8%)	3mo	$267,000	$127	72
3412 Creole St	0.32mi	2/2.0 (-1)	2,077 (+7%)	1mo	$154,900	$75	67
4307 Oaklawn St	0.67mi	3/2.0	1,926 (-0%)	1mo	$157,900	$82	67
732 Julius St St	0.34mi	3/2.0	1,753 (-9%)	3mo	$252,000	$144	66
625 W Lagrange St W	0.28mi	3/2.0	1,681 (-13%)	4mo	$214,900	$128	62
609 Creole Ln Ln	0.34mi	4/2.0 (+1)	1,788 (-8%)	6mo	$225,000	$126	62
809 Garden Ln	0.52mi	3/2.0	1,800 (-7%)	4mo	$205,000	$114	61
836 Treasure Ln	0.36mi	4/2.0 (+1)	1,711 (-12%)	4mo	$285,000	$167	55
4315 Oaklawn	0.70mi	4/3.0 (+1)	1,972 (+2%)	2mo	$239,000	$121	53
1001 Idlewilde Ln	0.48mi	3/2.0	1,660 (-14%)	5mo	$230,000	$139	50
307 W Sale Rd W	0.56mi	3/1.0	1,716 (-11%)	6mo	$155,000	$90	46

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $7,274
• Equity at exit: $22,217

10-year hold

• IRR: 17.7%
• Equity multiple: 2.78×
• Total profit: $74,293
• Equity at exit: $12,883

Cash invested: $41,720 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$781
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $361

Break-even live

Break-even rent $1,146

Max offer price $149,001

Occupancy floor 72%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	44d	1	0.75mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	44d	1	0.90mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	44d	1	0.98mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	1.03mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	44d	1	1.11mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	21d	1	1.17mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	44d	1	1.18mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	1.29mi
4015 Nelson Rd Lake Charles, LA	3.0	1.0	1300	$1,200	$0.92	44d	1	1.30mi
4021 Nelson Rd Lake Charles, LA	3.0	2.0	1362	$1,600	$1.17	44d	1	1.30mi
3708 Nelson Rd Lake Charles, LA	3.0	2.0	2020	$1,400	$0.69	44d	1	1.31mi
1711 Mignonette Ln Unit 13-C Lake Charles, LA	2.0	1.5	1275	$1,095	$0.86	44d	1	1.39mi
3535 Knight Ln Unit 14 Lake Charles, LA	3.0	2.5	1450	$2,150	$1.48	13d	1	1.41mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	21d	1	1.45mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.48mi

Listing history 9 events

1. 2026-06-05
   statusdays on market $149,001 Pending 53 DOM
2. 2026-06-02
   days on market $149,001 Active 52 DOM
3. 2026-06-01
   days on market $149,001 Active 51 DOM
4. 2026-05-31
   days on market $149,001 Active 50 DOM
5. 2026-05-30
   days on market $149,001 Active 49 DOM
6. 2026-04-11
   listed $165,000 Active 485-char remark

   Show marketing remark (485 chars)

   Great opportunity in South Lake Charles! This 3-bedroom, 2-bath home offers a functional layout with two living areas, providing plenty of space for everyday living and entertaining. The property sits on a large lot with a spacious yard, perfect for outdoor enjoyment, pets, or future improvements. With just a little TLC, this home has tons of potential to become something truly special—ideal for investors or buyers looking to add their personal touch. Located in Flood Zone X

7. 2023-11-06
   soldstatus 723-char remark

   Show marketing remark (723 chars)

   The new owner is sure to appreciate this package. .. this property is loaded with potential and its occupants are certain to enjoy a very well maintained home on a beautiful tree-shaded lot close to all of the conveniences the city of Lake Charles has to offer. Priced to sell, this home is quite deceiving from the road. With much more living space than meets the eye, it features spacious rooms and lots of storage. It's move-in ready and the quality of care this one owner home has had through the years is evident. Centrally located in flood zone X where flood insurance is typically not required, close to Interstate 210, churches, schools, shopping, the casinos, restaurants, etc. Call today to schedule your showing.

8. 2023-11-06
   soldstatus $142,000

   Show marketing remark (723 chars)

   The new owner is sure to appreciate this package. .. this property is loaded with potential and its occupants are certain to enjoy a very well maintained home on a beautiful tree-shaded lot close to all of the conveniences the city of Lake Charles has to offer. Priced to sell, this home is quite deceiving from the road. With much more living space than meets the eye, it features spacious rooms and lots of storage. It's move-in ready and the quality of care this one owner home has had through the years is evident. Centrally located in flood zone X where flood insurance is typically not required, close to Interstate 210, churches, schools, shopping, the casinos, restaurants, etc. Call today to schedule your showing.

9. 2023-10-11
   listed $149,700 723-char remark

   Show marketing remark (723 chars)

   The new owner is sure to appreciate this package. .. this property is loaded with potential and its occupants are certain to enjoy a very well maintained home on a beautiful tree-shaded lot close to all of the conveniences the city of Lake Charles has to offer. Priced to sell, this home is quite deceiving from the road. With much more living space than meets the eye, it features spacious rooms and lots of storage. It's move-in ready and the quality of care this one owner home has had through the years is evident. Centrally located in flood zone X where flood insurance is typically not required, close to Interstate 210, churches, schools, shopping, the casinos, restaurants, etc. Call today to schedule your showing.

ⓘ 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: $741 · $62/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$79/yr (+$7/mo · 10.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $19,235
• − Mortgage interest: −$8,346
• − Property taxes: −$741
• − Insurance: −$745
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$4,335
• Taxable income: $1,991
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $3,856/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

+10.2% since first listed

4 events — show timeline

• 2026-04-11 Listed $165,000 SWLAR
• 2023-11-06 Sold (Public Records) $142,000 Public Records
• 2023-11-06 Sold (MLS) — SWLAR
• 2023-10-11 Listed $149,700 SWLAR

Property tax history

+1.6%/yr

Latest (2025): $741 · +22.2% YoY. Source: county tax records.