1015 Paris St · Lake Charles, LA 70605

$200,000

3 bd · 2.5 ba · 2,138 sqft · SingleFamily · 97 Days on market

Built 1965 0.34 ac lot $94/sqft · 30% below area Est $287k · 30% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.5/10.0
• 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

Home recently appraised for $240,000! Located at the end of a cul-de-sac this classic ranch-style home features some updates and a wonderful covered back patio and fenced in yard. Located in flood zone X (that's the good one). This home features a split floor plan with a traditional living room and a den. 5 year-old roof. New duct work! All hard-surface flooring. 10 x 12 storage building in backyard has power to it.

Key facts

• New duct work
• Split floor plan
• Covered back patio

Tags

• CUL-DE-SAC
• COVERED BACK PATIO
• FENCED IN YARD
• SPLIT FLOOR PLAN
• 5 YEAR-OLD ROOF
• NEW DUCT WORK

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $167k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.05% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (median comp): $286,658
• List price: $200,000
• Delta: -30.23%
• 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
929 Carondelet St St	0.09mi	3/2.5	2,338 (+9%)	1mo	$365,000	$156	79
1119 Mobile St	0.16mi	3/2.0	1,971 (-8%)	1mo	$171,000	$87	77
4019 Cappy Dr	0.59mi	3/2.5	2,195 (+3%)	1mo	$325,000	$148	67
4022 Wooded Dr	0.52mi	3/2.0	2,244 (+5%)	1mo	$85,000	$38	65
4119 Pleasant Dr	0.53mi	3/2.0	2,240 (+5%)	3mo	$195,000	$87	63
4307 Oaklawn St	0.46mi	3/2.0	1,926 (-10%)	1mo	$157,900	$82	59
1220 Five Oaks Dr	0.39mi	3/2.5	2,425 (+13%)	3mo	$490,000	$202	57
4308 Dean St	0.62mi	3/2.0	2,260 (+6%)	3mo	$235,000	$104	57
4315 Oaklawn	0.46mi	4/3.0 (+1)	1,972 (-8%)	2mo	$239,000	$121	57
4304 Sarver St	0.75mi	4/3.0 (+1)	2,142 (+0%)	4mo	$223,400	$104	55
1411 Jefferson Dr	0.61mi	3/2.0	1,908 (-11%)	1mo	$235,000	$123	51
4410 Dean St St	0.65mi	3/2.0	1,931 (-10%)	1mo	$172,500	$89	51

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $7,435
• Equity at exit: $29,821

10-year hold

• IRR: 16.8%
• Equity multiple: 2.67×
• Total profit: $93,606
• Equity at exit: $17,292

Cash invested: $56,000 (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 70605

• Rents YoY: 15.1%
• Active inventory: 456
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$66 /mo · $789/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $453

Break-even live

Break-even rent $1,516

Max offer price $200,000

Occupancy floor 73%

Sensitivity live

Price	-10% $567	-5% $510	+0% $453	+5% $397	+10% $340
Rent	-10% $288	-5% $371	+0% $453	+5% $536	+10% $619
Rate	-1.0pp $554	-0.5pp $504	base $453	+0.5pp $402	+1.0pp $349

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	21d	1	0.36mi
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,875	$1.82	14d	24	1.01mi
3708 Nelson Rd Lake Charles, LA	3.0	2.0	2020	$1,400	$0.69	44d	1	1.05mi
3535 Knight Ln Unit 14 Lake Charles, LA	3.0	2.5	1450	$2,150	$1.48	14d	1	1.18mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	44d	1	1.37mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	44d	1	1.42mi

Listing history 7 events

1. 2026-05-12
   price $200,000 420-char remark

   Show marketing remark (420 chars)

   Home recently appraised for $240,000! Located at the end of a cul-de-sac this classic ranch-style home features some updates and a wonderful covered back patio and fenced in yard. Located in flood zone X (that's the good one). This home features a split floor plan with a traditional living room and a den. 5 year-old roof. New duct work! All hard-surface flooring. 10 x 12 storage building in backyard has power to it.

2. 2026-04-29
   price $215,000 420-char remark

   Show marketing remark (420 chars)

   Home recently appraised for $240,000! Located at the end of a cul-de-sac this classic ranch-style home features some updates and a wonderful covered back patio and fenced in yard. Located in flood zone X (that's the good one). This home features a split floor plan with a traditional living room and a den. 5 year-old roof. New duct work! All hard-surface flooring. 10 x 12 storage building in backyard has power to it.

3. 2026-03-03
   price $220,000 420-char remark

   Show marketing remark (420 chars)

   Home recently appraised for $240,000! Located at the end of a cul-de-sac this classic ranch-style home features some updates and a wonderful covered back patio and fenced in yard. Located in flood zone X (that's the good one). This home features a split floor plan with a traditional living room and a den. 5 year-old roof. New duct work! All hard-surface flooring. 10 x 12 storage building in backyard has power to it.

4. 2026-02-20
   listed $230,000 Active 420-char remark

   Show marketing remark (420 chars)

   Home recently appraised for $240,000! Located at the end of a cul-de-sac this classic ranch-style home features some updates and a wonderful covered back patio and fenced in yard. Located in flood zone X (that's the good one). This home features a split floor plan with a traditional living room and a den. 5 year-old roof. New duct work! All hard-surface flooring. 10 x 12 storage building in backyard has power to it.

5. 2015-08-25
   soldstatus $167,000
6. 2015-08-21
   soldstatus 506-char remark

   Show marketing remark (506 chars)

   Wonderful three bedroom two and a half bath home located on a dead end street in a great neighborhood! It offers a large fenced in backyard with mature fruit trees and a covered patio area great for entertaining. This lovely home offers over 2100 square feet of living and is located in flood zone X - no flood insurance required! The interior has neutral colors throughout and has new wood-like vinyl flooring. Many new updated appliances and nicely updated bathrooms. Great price and convenient location!

7. 2015-06-24
   listed $169,000 506-char remark

   Show marketing remark (506 chars)

   Wonderful three bedroom two and a half bath home located on a dead end street in a great neighborhood! It offers a large fenced in backyard with mature fruit trees and a covered patio area great for entertaining. This lovely home offers over 2100 square feet of living and is located in flood zone X - no flood insurance required! The interior has neutral colors throughout and has new wood-like vinyl flooring. Many new updated appliances and nicely updated bathrooms. Great price and convenient location!

ⓘ 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: $789 · $66/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$311/yr (+$26/mo · 39.5%)

ⓘ 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 (shaded) · 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: $25,083
• − Mortgage interest: −$11,203
• − Property taxes: −$789
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$5,818
• Taxable income: $2,260
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $4,899/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

+18.3% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $200,000 SWLAR
• 2026-04-29 Price Changed $215,000 SWLAR
• 2026-03-03 Price Changed $220,000 SWLAR
• 2026-02-20 Listed $230,000 SWLAR
• 2015-08-25 Sold (Public Records) $167,000 Public Records
• 2015-08-21 Sold (MLS) — SWLAR
• 2015-06-24 Listed $169,000 SWLAR

Property tax history

+0.1%/yr

Latest (2025): $789 · +2.4% YoY. Source: county tax records.