716 S Shattuck St S · Lake Charles, LA 70601

$67,500

2 bd · 1.0 ba · 1,124 sqft · SingleFamily · 152 Days on market

Built 1950 Average condition 4,356 sqft lot $60/sqft · 29% below area Est $95k · 29% under ↓ 4% since listing

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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 +9.4/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy home will be great for a first time home buyer or an investor. This property offer 2 bedrooms and 1 bath. Sellers are now offering a lease to purchase option for this property. Please schedule an appointment today with your Agent.

Key facts

• 4,356 sq ft lot
• Built 1950
• Listed 151 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $68k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 4.2% 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.
• Zoned schools: John J. Johnson Ii Elementary School (149 students, 91% FRL); Ray D. Molo Middle Magnet School (math 6% / reading 18%, grade F, #193 of 218 statewide, top 88%, 325 students, 91% FRL); Washington/Marion Magnet High School (math 8% / reading 12%, grade F, #241 of 265 statewide, top 93%, 587 students, 80% FRL) — zoned schools average 87% FRL vs 52% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 37% district-wide (-26 pts) — the specific schools serving this property underperform the Calcasieu Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.2%/yr); 424 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k 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 + 6.2% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $59,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1950 — 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: 1.44% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.28%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

• ARV (median comp): $94,911
• List price: $67,500
• Delta: -28.88%
• 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
711 Ford St	0.81mi	2/2.0	1,169 (+4%)	4mo	$180,000	$154	51
731 Clarence St	0.93mi	2/1.0	1,154 (+3%)	15mo	$144,900	$126	48
422 Bank St	0.64mi	2/1.0	960 (-15%)	4mo	$54,000	$56	43
424 Bank St	0.64mi	2/1.0	1,000 (-11%)	14mo	$78,000	$78	40
710 7th St	1.10mi	2/1.5	1,271 (+13%)	2mo	$151,050	$119	39
1323 E Ford St E	1.01mi	3/1.0 (+1)	1,197 (+6%)	15mo	$143,000	$119	36
1011 Common St	1.01mi	2/2.0	1,274 (+13%)	4mo	$185,000	$145	36
704 6th St	1.04mi	3/2.5 (+1)	1,200 (+7%)	9mo	$133,156	$111	35
2125 9th St	0.93mi	3/1.0 (+1)	900 (-20%)	4mo	$55,000	$61	32
1018 7th St	0.93mi	2/2.0	1,332 (+18%)	9mo	$170,000	$128	28
410 Adams St	1.07mi	3/2.0 (+1)	1,250 (+11%)	12mo	$130,000	$104	27
713 Drew St	0.77mi	2/2.0	1,300 (+16%)	13mo	$84,888	$65	25

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: 18.4%
• Equity multiple: 1.77×
• Total profit: $14,609
• Equity at exit: $10,064

10-year hold

• IRR: 28.8%
• Equity multiple: 3.94×
• Total profit: $55,509
• Equity at exit: $5,836

Cash invested: $18,900 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 3 under contract
• Months of supply: 22.5 mo (4%/mo absorbed)
• Median asking: $90,000 ($94/sqft)
• Median days on market: 101 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: -10.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70601

• Rents YoY: 6.2%
• Active inventory: 424
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $973 high
• Mortgage (P&I): −$354
• Tax from tax record: −$35 /mo · $425/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $351

Break-even live

Break-even rent $529

Max offer price $67,500

Occupancy floor 59%

Sensitivity live

Price	-10% $389	-5% $370	+0% $351	+5% $332	+10% $313
Rent	-10% $274	-5% $313	+0% $351	+5% $389	+10% $428
Rate	-1.0pp $385	-0.5pp $368	base $351	+0.5pp $333	+1.0pp $316

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: $16,875
• Closing costs: $2,025
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Mill St Lake Charles, LA	1.0–2.0	1.0	758	$750	$0.99	62d	1	0.55mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	93d	1	0.76mi
823 Kirkman St Unit 4 Lake Charles, LA	1.0	1.0	950	$600	$0.63	70d	1	0.77mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	93d	1	0.87mi
709 Pryce St Unit A Lake Charles, LA	1.0	1.0	825	$795	$0.96	70d	1	0.88mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	62d	1	0.96mi
401 Division St Lake Charles, LA	1.0	1.0	711	$1,095	$1.54	62d	1	1.06mi
2701 Cline St Unit C Lake Charles, LA	2.0	1.0	864	$700	$0.81	70d	1	1.12mi
1105 Hunter Dr Lake Charles, LA	2.0	1.0	849	$900	$1.06	93d	1	1.20mi
2405 9th St Lake Charles, LA	2.0	1.0	788	$850	$1.08	62d	1	1.21mi
1605 W Common St Unit 1 Lake Charles, LA	1.0	1.0	750	$925	$1.23	70d	1	1.31mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	93d	1	1.38mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	93d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $67,500 Active 152 DOM
2. 2026-08-07
   days on market $67,500 Active 151 DOM
3. 2026-08-06
   days on market $67,500 Active 150 DOM
4. 2026-08-05
   days on market $67,500 Active 149 DOM
5. 2026-08-04
   days on market $67,500 Active 148 DOM
6. 2026-08-03
   days on market $67,500 Active 147 DOM
7. 2026-07-31
   days on market $67,500 Active 144 DOM
8. 2026-07-29
   days on market $67,500 Active 142 DOM
9. 2026-07-27
   days on market $67,500 Active 140 DOM
10. 2026-07-25
    days on market $67,500 Active 138 DOM
11. 2026-07-23
    days on market $67,500 Active 136 DOM
12. 2026-07-22
    days on market $67,500 Active 135 DOM
13. 2026-07-21
    days on market $67,500 Active 134 DOM
14. 2026-07-18
    days on market $67,500 Active 131 DOM
15. 2026-07-16
    days on market $67,500 Active 129 DOM
16. 2026-07-16
    days on market $67,500 Active 128 DOM
17. 2026-07-14
    days on market $67,500 Active 127 DOM
18. 2026-07-13
    days on market $67,500 Active 126 DOM
19. 2026-07-12
    days on market $67,500 Active 125 DOM
20. 2026-07-11
    days on market $67,500 Active 124 DOM
21. 2026-07-10
    days on market $67,500 Active 123 DOM
22. 2026-07-09
    days on market $67,500 Active 122 DOM
23. 2026-07-08
    days on market $67,500 Active 121 DOM
24. 2026-07-07
    days on market $67,500 Active 120 DOM
25. 2026-07-06
    days on market $67,500 Active 119 DOM
26. 2026-07-05
    days on market $67,500 Active 118 DOM
27. 2026-07-04
    days on market $67,500 Active 117 DOM
28. 2026-07-03
    days on market $67,500 Active 116 DOM
29. 2026-07-03
    days on market $67,500 Active 115 DOM
30. 2026-07-01
    days on market $67,500 Active 114 DOM
31. 2026-06-30
    days on market $67,500 Active 113 DOM
32. 2026-06-29
    days on market $67,500 Active 112 DOM
33. 2026-06-28
    days on market $67,500 Active 111 DOM
34. 2026-06-28
    days on market $67,500 Active 110 DOM
35. 2026-06-27
    days on market $67,500 Active 109 DOM
36. 2026-06-25
    days on market $67,500 Active 107 DOM
37. 2026-06-23
    days on market $67,500 Active 105 DOM
38. 2026-06-21
    days on market $67,500 Active 104 DOM
39. 2026-06-19
    days on market $67,500 Active 102 DOM
40. 2026-06-18
    days on market $67,500 Active 101 DOM
41. 2026-06-17
    days on market $67,500 Active 100 DOM
42. 2026-06-16
    days on market $67,500 Active 99 DOM
43. 2026-06-15
    days on market $67,500 Active 98 DOM
44. 2026-06-14
    days on market $67,500 Active 96 DOM
45. 2026-06-13
    days on market $67,500 Active 95 DOM
46. 2026-06-10
    days on market $67,500 Active 93 DOM
47. 2026-06-09
    days on market $67,500 Active 92 DOM
48. 2026-06-08
    days on market $67,500 Active 91 DOM
49. 2026-06-07
    days on market $67,500 Active 90 DOM
50. 2026-06-05
    days on market $67,500 Active 87 DOM

ⓘ 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: $425 · $35/mo
• Projected year-2 tax: $425 · $35/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 1/10 Low FEMA zone X (shaded) · 0% 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: $11,673
• − Mortgage interest: −$3,781
• − Property taxes: −$425
• − Insurance: −$338
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$1,964
• Taxable income: $3,298
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $3,420/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.

Condition & rehab AI · 10 photos

Average 55/100 Cosmetic rehab Est. rehab $5,620–$16,860 screening

This home is in average condition with cosmetic updates needed to enhance its curb appeal and value.

Repairs flagged

• Minor Ceiling fan — Worn ceiling fan blades
• Minor Bathroom window blinds — Blinds appear slightly worn

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace ceiling fan — Improves air circulation and aesthetics ↑
• Both Upgrade bathroom window blinds — Enhances privacy and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 11/100

Zoned Schools

Elementary Ralph F. Wilson Elementary School F LA #550/646 Nat'l #37,719/41,679 Middle Ray D. Molo Middle Magnet School F LA #193/218 Nat'l #13,125/14,009 High Washington/marion Magnet High School F LA #241/265 Nat'l #16,463/17,239

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

C Composite livability gradescore 68/100

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 · 212,179 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: 6% of renters

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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%

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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%

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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

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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

-3.6% since first listed

2 events — show timeline

• 2026-03-09 Price Changed $67,500 SWLAR
• 2026-03-09 Listed $70,000 SWLAR

Property tax history

+0.6%/yr

Latest (2025): $425 · +4.5% YoY. Source: county tax records.