3417 Ernest St · Lake Charles, LA 70605

$110,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily · 123 Days on market

Built 1980 6,534 sqft lot $68/sqft · 45% below area Est $201k · 45% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

* * * MOTIVATED SELLER * * * Welcome to 3417 Ernest Street! This home is conveniently located near shopping, restaurants, entertainment, and only a 5-minute drive to McNeese! It offers three bedrooms, two bathrooms, large front and rear porches, an outdoor shed for extra storage, and sits on approximately 0.15 acres. Flood zone X. All measurements are +/-

Key facts

• 6,534 sq ft lot
• Built 1980
• Listed 122 days

Tags

• LARGE FRONT AND REAR PORCHES
• OUTDOOR SHED FOR EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 (+15.1%/yr); 456 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $761 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($97k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.39% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.57%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

• ARV (median comp): $201,076
• List price: $110,000
• Delta: -45.29%
• 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
3709 Ernest St	0.35mi	3/1.5	1,602 (-1%)	3mo	$158,500	$99	77
625 W Lagrange St W	0.42mi	3/2.0	1,681 (+4%)	4mo	$214,900	$128	71
3905 Hodges St	0.71mi	3/2.0	1,582 (-2%)	1mo	$124,900	$79	62
3909 Genessee St	0.67mi	3/2.0	1,600 (-1%)	6mo	$110,000	$69	61
613 W Lagrange St W	0.36mi	3/1.5	1,812 (+12%)	1mo	$187,000	$103	60
732 Julius St St	0.56mi	3/2.0	1,753 (+8%)	3mo	$252,000	$144	58
609 Creole Ln Ln	0.32mi	4/2.0 (+1)	1,788 (+10%)	6mo	$225,000	$126	58
3802 Auburn St	0.75mi	3/2.0	1,678 (+4%)	4mo	$169,000	$101	56
3400 Lake St	0.59mi	3/2.0	1,470 (-9%)	4mo	$162,500	$111	54
836 Treasure Ln	0.71mi	4/2.0 (+1)	1,711 (+6%)	5mo	$285,000	$167	49
3526 Center St	0.67mi	3/1.0	1,805 (+11%)	1mo	$75,000	$42	45
3818 Hodges St	0.61mi	4/2.0 (+1)	1,414 (-13%)	7mo	$123,000	$87	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: 19.3%
• Equity multiple: 1.83×
• Total profit: $25,479
• Equity at exit: $16,401

10-year hold

• IRR: 30.6%
• Equity multiple: 4.38×
• Total profit: $104,221
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$577
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $554

Break-even live

Break-even rent $829

Max offer price $110,000

Occupancy floor 59%

Sensitivity live

Price	-10% $616	-5% $585	+0% $554	+5% $522	+10% $491
Rent	-10% $433	-5% $493	+0% $554	+5% $614	+10% $674
Rate	-1.0pp $609	-0.5pp $582	base $554	+0.5pp $525	+1.0pp $496

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	21d	1	0.16mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	44d	1	0.53mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	44d	1	0.64mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	44d	1	0.65mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	0.66mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	44d	1	0.85mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	0.98mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.07mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	44d	1	1.10mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	21d	1	1.15mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	1.36mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	44d	1	1.38mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	1.39mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	44d	1	1.48mi

Listing history 21 events

1. 2026-06-19
   days on market $110,000 Active 123 DOM
2. 2026-06-18
   days on market $110,000 Active 122 DOM
3. 2026-06-17
   days on market $110,000 Active 121 DOM
4. 2026-06-16
   days on market $110,000 Active 120 DOM
5. 2026-06-15
   days on market $110,000 Active 119 DOM
6. 2026-06-14
   days on market $110,000 Active 117 DOM
7. 2026-06-13
   days on market $110,000 Active 116 DOM
8. 2026-06-10
   days on market $110,000 Active 114 DOM
9. 2026-06-09
   days on market $110,000 Active 113 DOM
10. 2026-06-08
    days on market $110,000 Active 112 DOM
11. 2026-06-07
    days on market $110,000 Active 111 DOM
12. 2026-06-05
    days on market $110,000 Active 108 DOM
13. 2026-06-02
    days on market $110,000 Active 106 DOM
14. 2026-06-01
    days on market $110,000 Active 105 DOM
15. 2026-05-31
    days on market $110,000 Active 104 DOM
16. 2026-05-30
    days on market $110,000 Active 103 DOM
17. 2026-04-15
    price $110,000 362-char remark

    Show marketing remark (362 chars)

    * * * MOTIVATED SELLER * * * Welcome to 3417 Ernest Street! This home is conveniently located near shopping, restaurants, entertainment, and only a 5-minute drive to McNeese! It offers three bedrooms, two bathrooms, large front and rear porches, an outdoor shed for extra storage, and sits on approximately 0.15 acres. Flood zone X. All measurements are +/-

18. 2026-02-27
    price $119,999 362-char remark

    Show marketing remark (362 chars)

    * * * MOTIVATED SELLER * * * Welcome to 3417 Ernest Street! This home is conveniently located near shopping, restaurants, entertainment, and only a 5-minute drive to McNeese! It offers three bedrooms, two bathrooms, large front and rear porches, an outdoor shed for extra storage, and sits on approximately 0.15 acres. Flood zone X. All measurements are +/-

19. 2026-02-16
    listed $129,999 Active 362-char remark

    Show marketing remark (362 chars)

    * * * MOTIVATED SELLER * * * Welcome to 3417 Ernest Street! This home is conveniently located near shopping, restaurants, entertainment, and only a 5-minute drive to McNeese! It offers three bedrooms, two bathrooms, large front and rear porches, an outdoor shed for extra storage, and sits on approximately 0.15 acres. Flood zone X. All measurements are +/-

20. 2022-02-15
    soldstatus $120,000
21. 2022-02-03
    price $1,500

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $605 · $50/mo
• Expected delta: +$216/yr (+$18/mo · 55.6%)

ⓘ 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) · 23% 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: $18,360
• − Mortgage interest: −$6,162
• − Property taxes: −$389
• − Insurance: −$550
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$3,200
• Taxable income: $5,122
• Est. tax owed @ 24.0%: −$1,229
• After-tax cash flow: $5,414/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

+7233.3% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $110,000 SWLAR
• 2026-02-27 Price Changed $119,999 SWLAR
• 2026-02-16 Listed $129,999 SWLAR
• 2022-02-15 Sold (Public Records) $120,000 Public Records
• 2022-02-03 Price Changed $1,500 RENT.

Property tax history

+0.2%/yr

Latest (2025): $389 · +2.4% YoY. Source: county tax records.