4545 W Meadow Ln W · Lake Charles, LA 70605

$220,000

4 bd · 2.0 ba · 2,682 sqft · SingleFamily · 127 Days on market

Built 1979 Good condition 0.25 ac lot $82/sqft · 22% below area Est $283k · 22% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully refreshed four-bedroom, two-bath home located in the desirable Stillwood subdivision. Completely renovated after the hurricanes, (and has not been lived in yet), this home offers peace of mind with major updates throughout, including a new roof, HVAC system, fresh interior paint, updated vanities, stylish countertops, and brand-new flooring. The thoughtfully designed layout provides comfortable living space for families or those who love to entertain. A standout feature of the home is the impressive 1,000 sq. ft. addition at the back, filled with natural light and offering a spacious second living or dining area. This versatile space also includes a bonus room that can easily serve as an additional bedroom, office, or flex space to fit your needs. Conveniently located directly across from SJ Welsh Middle School and just minutes from a variety of restaurants, shopping, and everyday amenities, this home combines comfort, convenience, and modern updates in one inviting package.

Key facts

• Stylish countertops
• Updated vanities
• Brand new flooring

Tags

• NEW ROOF
• HVAC SYSTEM
• FRESH INTERIOR PAINT
• UPDATED VANITIES
• STYLISH COUNTERTOPS
• BRAND NEW FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: A. A. Nelson Elementary School (math 36% / reading 52%, grade F, #191 of 646 statewide, top 30%, 741 students, 55% FRL); F. K. White Middle School (math 26% / reading 39%, grade F, #104 of 218 statewide, top 48%, 661 students, 67% FRL); Alfred M. Barbe High School (math 41% / reading 56%, grade D, #41 of 265 statewide, top 16%, 1,991 students, 41% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 544 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $3,694/mo this rent would consume 52% of the median local household income ($86k/yr) (locally 17% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $62k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (8%) 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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1979 — 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: 1.68% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.24%
• DSCR: 2.39
• GRM: 5.0

CMA / ARV

• ARV (median comp): $282,523
• List price: $220,000
• Delta: -15.41%
• 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
1412 W Mcneese St W	0.18mi	4/2.5	2,880 (+7%)	10mo	$460,000	$160	69
4614 Autumnwood Ln	0.18mi	3/2.0 (-1)	2,480 (-8%)	9mo	$216,400	$87	66
936 Chartres Dr	0.61mi	4/3.0	2,714 (+1%)	2mo	$479,000	$176	64
1231 Five Oaks Dr	0.29mi	3/3.0 (-1)	2,446 (-9%)	2mo	$630,000	$258	61
1220 Five Oaks Dr	0.31mi	3/2.5 (-1)	2,425 (-10%)	4mo	$490,000	$202	59
4207 W Jevon Ln W	0.44mi	3/2.0 (-1)	2,479 (-8%)	8mo	$300,000	$121	56
4421 Autumnwood Ln	0.22mi	5/2.5 (+1)	2,452 (-9%)	16mo	$230,000	$94	55
1911 Nicholas St	0.48mi	3/2.0 (-1)	3,007 (+12%)	6mo	$375,000	$125	47
929 Carondelet St St	0.56mi	3/2.5 (-1)	2,338 (-13%)	3mo	$365,000	$156	43
1941 Nicolas St	0.57mi	4/3.0	3,073 (+15%)	3mo	$420,000	$137	42
4107 Trent Ln	0.59mi	3/3.0 (-1)	2,402 (-10%)	10mo	$218,000	$91	38
1258 S Bayouwood Dr S	0.70mi	4/2.5	2,362 (-12%)	10mo	$250,000	$106	37

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: 31.3%
• Equity multiple: 2.39×
• Total profit: $85,928
• Equity at exit: $32,803

10-year hold

• IRR: 41.0%
• Equity multiple: 5.79×
• Total profit: $294,888
• Equity at exit: $19,022

Cash invested: $61,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 27 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $389,500 ($147/sqft)
• Median days on market: 104 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: -28.3% vs current asking $/sqft

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

ZIP-level market 70605

• Rents YoY: 15.1%
• Active inventory: 544
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,694 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$776
• Net cashflow: $1,604

Break-even live

Break-even rent $1,664

Max offer price $220,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,728	-5% $1,666	+0% $1,604	+5% $1,541	+10% $1,479
Rent	-10% $1,312	-5% $1,458	+0% $1,604	+5% $1,749	+10% $1,895
Rate	-1.0pp $1,714	-0.5pp $1,659	base $1,604	+0.5pp $1,547	+1.0pp $1,489

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: $55,000
• Closing costs: $6,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1549 L'Acadie Dr Lake Charles, LA	4.0	4.0	3100	$3,550	$1.15	62d	1	0.77mi
5124 E Worthington Dr Lake Charles, LA	5.0	4.5	3536	$5,200	$1.47	93d	1	0.90mi
3708 Nelson Rd Lake Charles, LA	3.0	2.0	2020	$1,400	$0.69	93d	1	1.20mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	93d	1	1.22mi

Listing history 50 events

1. 2026-08-08
   days on market $220,000 Active 127 DOM
2. 2026-08-07
   pricedays on market $220,000 Active 126 DOM
3. 2026-08-06
   days on market $239,000 Active 125 DOM
4. 2026-08-05
   days on market $239,000 Active 124 DOM
5. 2026-08-04
   days on market $239,000 Active 123 DOM
6. 2026-08-03
   days on market $239,000 Active 122 DOM
7. 2026-07-31
   days on market $239,000 Active 119 DOM
8. 2026-07-29
   days on market $239,000 Active 117 DOM
9. 2026-07-27
   days on market $239,000 Active 115 DOM
10. 2026-07-25
    days on market $239,000 Active 113 DOM
11. 2026-07-23
    days on market $239,000 Active 111 DOM
12. 2026-07-22
    days on market $239,000 Active 110 DOM
13. 2026-07-21
    days on market $239,000 Active 109 DOM
14. 2026-07-18
    days on market $239,000 Active 106 DOM
15. 2026-07-16
    days on market $239,000 Active 104 DOM
16. 2026-07-16
    days on market $239,000 Active 103 DOM
17. 2026-07-14
    days on market $239,000 Active 102 DOM
18. 2026-07-13
    days on market $239,000 Active 101 DOM
19. 2026-07-12
    days on market $239,000 Active 100 DOM
20. 2026-07-11
    days on market $239,000 Active 99 DOM
21. 2026-07-10
    days on market $239,000 Active 98 DOM
22. 2026-07-09
    days on market $239,000 Active 97 DOM
23. 2026-07-08
    days on market $239,000 Active 96 DOM
24. 2026-07-07
    days on market $239,000 Active 95 DOM
25. 2026-07-06
    days on market $239,000 Active 94 DOM
26. 2026-07-05
    days on market $239,000 Active 93 DOM
27. 2026-07-04
    days on market $239,000 Active 92 DOM
28. 2026-07-03
    days on market $239,000 Active 91 DOM
29. 2026-07-03
    days on market $239,000 Active 90 DOM
30. 2026-07-01
    days on market $239,000 Active 89 DOM
31. 2026-06-30
    days on market $239,000 Active 88 DOM
32. 2026-06-29
    days on market $239,000 Active 87 DOM
33. 2026-06-28
    days on market $239,000 Active 86 DOM
34. 2026-06-28
    days on market $239,000 Active 85 DOM
35. 2026-06-27
    days on market $239,000 Active 84 DOM
36. 2026-06-25
    days on market $239,000 Active 82 DOM
37. 2026-06-23
    days on market $239,000 Active 80 DOM
38. 2026-06-21
    days on market $239,000 Active 79 DOM
39. 2026-06-19
    days on market $239,000 Active 77 DOM
40. 2026-06-18
    days on market $239,000 Active 76 DOM
41. 2026-06-17
    days on market $239,000 Active 75 DOM
42. 2026-06-16
    days on market $239,000 Active 74 DOM
43. 2026-06-15
    days on market $239,000 Active 73 DOM
44. 2026-06-14
    days on market $239,000 Active 71 DOM
45. 2026-06-13
    days on market $239,000 Active 70 DOM
46. 2026-06-10
    days on market $239,000 Active 68 DOM
47. 2026-06-09
    days on market $239,000 Active 67 DOM
48. 2026-06-08
    days on market $239,000 Active 66 DOM
49. 2026-06-07
    days on market $239,000 Active 65 DOM
50. 2026-06-05
    days on market $239,000 Active 62 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: $829 · $69/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$381/yr (+$32/mo · 46.0%)

ⓘ 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: $44,324
• − Mortgage interest: −$12,323
• − Property taxes: −$829
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,546
• − Management: −$3,546
• − Depreciation: −$6,400
• Taxable income: $16,579
• Est. tax owed @ 24.0%: −$3,979
• After-tax cash flow: $15,263/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

Good 80/100 Cosmetic rehab Est. rehab $13,410–$40,230 screening

This home is in good condition with cosmetic updates and minimal repairs needed. It has a good roof, exterior, flooring, and interior walls, making it a solid investment opportunity.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters granite Appliances white HVAC central · new lt5

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping and curb appeal improvements — A well-maintained lawn and landscaping can significantly enhance the home's curb appeal and attract more potential buyers and renters. ↑

ⓘ 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 43/100

Zoned Schools

Elementary A. A. Nelson Elementary School F LA #191/646 Nat'l #17,190/41,679 Middle S. J. Welsh Middle School F LA #84/218 Nat'l #7,206/14,009 High Alfred M. Barbe High School D LA #41/265 Nat'l #6,127/17,239

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): 40,482
• Household income: $86,015
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 17% 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: 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%

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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: ▼ -102.68%
• Current HPI: 105.1903
• Rent YoY: ▲ 15.10%
• 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 events — show timeline

• 2026-04-07 Relisted — SWLAR
• 2026-03-09 Pending — SWLAR
• 2026-03-05 Listed $239,000 SWLAR

Property tax history

-0.0%/yr

Latest (2025): $829 · +2.4% YoY. Source: county tax records.