2001 Rose St · Lake Charles, LA 70601

$77,500

2 bd · 2.0 ba · 872 sqft · SingleFamily · 318 Days on market

Built 1973 6,969 sqft lot $89/sqft · 9% above area Est $71k · 9% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• ARV discount +3.3/15.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Invest with confidence in this precious two-bedroom, two-bath cottage in the heart of Lake Charles. This home sits on a corner lot in Flood Zone X, where flood insurance is typically not required. Currently tenant-occupied, making this the perfect opportunity for a turnkey and cash-flowing investment from the start. Conveniently located near everything Lake Charles has to offer, you are just minutes from downtown, McNeese State University, shopping, hospitals, restaurants, and more. Easy access to both I-10 and I-210, which is ideal for tenants who will be commuting to school or work and making this location even more attractive. If you are looking to add something to your portfolio that will start putting money back in your pocket from day one, then look no further and give us a call today to schedule a showing.

Key facts

• Easy access to i-210
• Flood zone x
• Turnkey investment

Tags

• CORNER LOT
• FLOOD ZONE X
• TURNKEY INVESTMENT
• EASY ACCESS TO I-10
• EASY ACCESS TO I-210
• MINUTES FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $78k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 (+6.2%/yr); 363 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $536 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 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 1973 — 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: 1.27% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.49%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (median comp): $70,923
• List price: $77,500
• Delta: 9.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2125 9th St	0.37mi	3/1.0 (+1)	900 (+3%)	3mo	$55,000	$61	66
2301 Lilly St	0.44mi	2/1.0	884 (+1%)	18mo	$53,000	$60	58
2016 Tulip St St	0.13mi	3/1.0 (+1)	980 (+12%)	8mo	$55,000	$56	57
2224 Lilly St	0.38mi	2/1.0	800 (-8%)	15mo	$78,000	$98	52
2213 11th St	0.35mi	2/1.0	1,000 (+15%)	15mo	$59,000	$59	42
2324 Rose St	0.50mi	2/1.0	806 (-8%)	23mo	$83,500	$104	41

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: 10.9%
• Equity multiple: 1.45×
• Total profit: $9,665
• Equity at exit: $11,556

10-year hold

• IRR: 22.2%
• Equity multiple: 3.17×
• Total profit: $47,017
• Equity at exit: $6,701

Cash invested: $21,700 (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 70601

• Rents YoY: 6.2%
• Active inventory: 363
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $983 high
• Mortgage (P&I): −$406
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $298

Break-even live

Break-even rent $606

Max offer price $77,500

Occupancy floor 65%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	13d	1	0.30mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	43d	1	0.54mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	43d	1	0.65mi
2405 9th St Lake Charles, LA	2.0	1.0	788	$850	$1.08	13d	1	0.75mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.93mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	21d	1	1.00mi
3322 Kingham Rd Unit 2 Lake Charles, LA	2.0	1.0	870	$1,075	$1.24	43d	1	1.01mi
1105 Hunter Dr Lake Charles, LA	2.0	1.0	849	$900	$1.06	43d	1	1.19mi
3529 Greinwich Blvd Lake Charles, LA	3.0	1.0	768	$895	$1.17	43d	1	1.27mi
333 Mill St Lake Charles, LA	1.0–2.0	1.0	758	$750	$0.99	13d	1	1.29mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	21d	1	1.33mi
1605 W Common St Unit 1 Lake Charles, LA	1.0	1.0	750	$925	$1.23	21d	1	1.38mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$994	$1.05	13d	6	1.40mi
823 Kirkman St Unit 4 Lake Charles, LA	1.0	1.0	950	$600	$0.63	21d	1	1.45mi

Listing history 22 events

1. 2026-06-19
   days on market $77,500 Active 318 DOM
2. 2026-06-18
   days on market $77,500 Active 317 DOM
3. 2026-06-17
   days on market $77,500 Active 316 DOM
4. 2026-06-16
   days on market $77,500 Active 315 DOM
5. 2026-06-15
   days on market $77,500 Active 314 DOM
6. 2026-06-14
   days on market $77,500 Active 312 DOM
7. 2026-06-13
   days on market $77,500 Active 311 DOM
8. 2026-06-10
   days on market $77,500 Active 309 DOM
9. 2026-06-09
   days on market $77,500 Active 308 DOM
10. 2026-06-08
    days on market $77,500 Active 307 DOM
11. 2026-06-07
    days on market $77,500 Active 306 DOM
12. 2026-06-05
    days on market $77,500 Active 303 DOM
13. 2026-06-02
    days on market $77,500 Active 301 DOM
14. 2026-06-01
    days on market $77,500 Active 300 DOM
15. 2026-05-31
    days on market $77,500 Active 299 DOM
16. 2026-05-30
    days on market $77,500 Active 298 DOM
17. 2025-06-03
    listed $77,500 Active 824-char remark

    Show marketing remark (824 chars)

    Invest with confidence in this precious two-bedroom, two-bath cottage in the heart of Lake Charles. This home sits on a corner lot in Flood Zone X, where flood insurance is typically not required. Currently tenant-occupied, making this the perfect opportunity for a turnkey and cash-flowing investment from the start. Conveniently located near everything Lake Charles has to offer, you are just minutes from downtown, McNeese State University, shopping, hospitals, restaurants, and more. Easy access to both I-10 and I-210, which is ideal for tenants who will be commuting to school or work and making this location even more attractive. If you are looking to add something to your portfolio that will start putting money back in your pocket from day one, then look no further and give us a call today to schedule a showing.

18. 2018-06-15
    soldstatus 371-char remark

    Show marketing remark (371 chars)

    White picket fence, two gorgeous mature oaks with sweeping branches all framing an adorable 2 bedroom cottage that looks as though it was built from a storybook. This cozy home welcomes you with subtle wall colors, beautiful new flooring in the living room, kitchen and bedrooms. Schedule your showing today, and make this home part of the next chapter of your own story.

19. 2018-06-15
    soldstatus $75,000

    Show marketing remark (371 chars)

    White picket fence, two gorgeous mature oaks with sweeping branches all framing an adorable 2 bedroom cottage that looks as though it was built from a storybook. This cozy home welcomes you with subtle wall colors, beautiful new flooring in the living room, kitchen and bedrooms. Schedule your showing today, and make this home part of the next chapter of your own story.

20. 2018-05-21
    listed $82,500 371-char remark

    Show marketing remark (371 chars)

    White picket fence, two gorgeous mature oaks with sweeping branches all framing an adorable 2 bedroom cottage that looks as though it was built from a storybook. This cozy home welcomes you with subtle wall colors, beautiful new flooring in the living room, kitchen and bedrooms. Schedule your showing today, and make this home part of the next chapter of your own story.

21. 2018-02-26
    soldstatus
22. 2018-01-25
    listed $37,500

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $477 · $40/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 13 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: $11,799
• − Mortgage interest: −$4,341
• − Property taxes: −$477
• − Insurance: −$388
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$2,255
• Taxable income: $2,451
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $2,991/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): 30,872
• Household income: $49,992
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1304.0

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: 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%

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

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

+106.7% since first listed

6 events — show timeline

• 2025-06-03 Listed $77,500 SWLAR
• 2018-06-15 Sold (Public Records) $75,000 Public Records
• 2018-06-15 Sold (MLS) — SWLAR
• 2018-05-21 Listed $82,500 SWLAR
• 2018-02-26 Sold (MLS) — SWLAR
• 2018-01-25 Listed $37,500 SWLAR

Property tax history

-0.5%/yr

Latest (2025): $477 · +1.3% YoY. Source: county tax records.