632 Cleveland St · Lake Charles, LA 70601

$89,700

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 287 Days on market

Built 1930 6,534 sqft lot $75/sqft · 45% below area Est $162k · 45% under ↓ 23% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home nestled on a shaded lot within city limits, featuring a fenced backyard and convenient access to amenities. Book your viewing today!

Key facts

• Shaded lot
• Fenced backyard
• 6,534 sq ft lot

Tags

• FENCED BACKYARD
• SHADED LOT
• CONVENIENT ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $68k (24.3% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $68k (24.3% below list) — sets the bar for cash-flow.
• Cap rate 10.4% 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: Pearl Watson Elementary School (math 12% / reading 17%, grade F, #516 of 646 statewide, top 82%, 325 students, 93% 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 88% FRL vs 52% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 37% district-wide (-25 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); 364 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $620 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.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $67,933 (24.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.20% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.49%
• DSCR: 1.64
• GRM: 7.0

CMA / ARV

• ARV (median comp): $162,492
• List price: $89,700
• Delta: -44.80%
• 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
1323 E Ford St E	0.14mi	3/1.0 (+1)	1,197 (-0%)	14mo	$143,000	$119	77
710 7th St	0.25mi	2/1.5	1,271 (+6%)	1mo	$151,050	$119	76
731 Clarence St	0.14mi	2/1.0	1,154 (-4%)	13mo	$144,900	$126	76
704 6th St	0.15mi	3/2.5 (+1)	1,200 (0%)	8mo	$133,156	$111	75
1011 Common St	0.26mi	2/2.0	1,274 (+6%)	2mo	$185,000	$145	72
624 8th St	0.29mi	2/2.0	1,110 (-8%)	3mo	$144,990	$131	67
711 Ford St	0.57mi	2/2.0	1,169 (-3%)	2mo	$180,000	$154	63
1801 Moss St	0.47mi	3/1.0 (+1)	1,246 (+4%)	13mo	$129,900	$104	56
1018 7th St	0.45mi	2/2.0	1,332 (+11%)	8mo	$170,000	$128	50
701 Iris St	0.19mi	3/2.0 (+1)	1,350 (+12%)	15mo	$160,000	$119	49
713 Drew St	0.56mi	2/2.0	1,300 (+8%)	12mo	$84,888	$65	46
1034 Iris St	0.44mi	2/2.0	1,350 (+12%)	13mo	$154,000	$114	44

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: -20.3%
• Equity multiple: 0.26×
• Total profit: $-18,605
• Equity at exit: $13,375

10-year hold

• IRR: -4.9%
• Equity multiple: 0.61×
• Total profit: $-9,829
• Equity at exit: $7,756

Cash invested: $25,116 (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: 364
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,074 high
• Mortgage (P&I): −$470
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-123

Break-even live

Break-even rent $1,230

Max offer price $67,933

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-98	+0% $-123	+5% $-149	+10% $-174
Rent	-10% $-208	-5% $-166	+0% $-123	+5% $-81	+10% $-38
Rate	-1.0pp $-78	-0.5pp $-100	base $-123	+0.5pp $-146	+1.0pp $-170

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: $22,425
• Closing costs: $2,691
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 W Common St Unit 1 Lake Charles, LA	1.0	1.0	750	$925	$1.23	23d	1	0.24mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	45d	1	0.41mi
823 Kirkman St Unit 4 Lake Charles, LA	1.0	1.0	950	$600	$0.63	23d	1	0.43mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	45d	1	0.57mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	45d	1	0.58mi
401 Division St Lake Charles, LA	1.0	1.0	711	$1,095	$1.54	15d	1	0.62mi
200 W 11th St Unit 4 Lake Charles, LA	1.0	1.0	700	$875	$1.25	23d	1	0.73mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	45d	1	0.80mi
709 Pryce St Unit A Lake Charles, LA	1.0	1.0	825	$795	$0.96	23d	1	0.87mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	23d	1	1.15mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	23d	1	1.16mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	15d	1	1.20mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	23d	1	1.36mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,333	$1.26	15d	1	1.37mi

Listing history 21 events

1. 2026-06-17
   status $89,700 Pending 287 DOM
2. 2026-06-17
   days on market $89,700 Active 287 DOM
3. 2026-06-16
   days on market $89,700 Active 286 DOM
4. 2026-06-15
   days on market $89,700 Active 285 DOM
5. 2026-06-14
   days on market $89,700 Active 283 DOM
6. 2026-06-13
   days on market $89,700 Active 282 DOM
7. 2026-06-10
   days on market $89,700 Active 280 DOM
8. 2026-06-09
   days on market $89,700 Active 279 DOM
9. 2026-06-08
   days on market $89,700 Active 278 DOM
10. 2026-06-07
    days on market $89,700 Active 277 DOM
11. 2026-06-05
    days on market $89,700 Active 274 DOM
12. 2026-06-02
    days on market $89,700 Active 272 DOM
13. 2026-06-01
    days on market $89,700 Active 271 DOM
14. 2026-05-31
    days on market $89,700 Active 270 DOM
15. 2026-05-30
    days on market $89,700 Active 269 DOM
16. 2026-03-04
    price $89,700 164-char remark

    Show marketing remark (164 chars)

    Charming 2-bedroom, 1-bath home nestled on a shaded lot within city limits, featuring a fenced backyard and convenient access to amenities. Book your viewing today!

17. 2025-12-08
    price $94,700 164-char remark

    Show marketing remark (164 chars)

    Charming 2-bedroom, 1-bath home nestled on a shaded lot within city limits, featuring a fenced backyard and convenient access to amenities. Book your viewing today!

18. 2025-09-03
    listed $99,900 Active 164-char remark

    Show marketing remark (164 chars)

    Charming 2-bedroom, 1-bath home nestled on a shaded lot within city limits, featuring a fenced backyard and convenient access to amenities. Book your viewing today!

19. 2017-03-14
    soldstatus $112,000
20. 2017-03-13
    soldstatus 379-char remark

    Show marketing remark (379 chars)

    THIS ADORABLE COTTAGE COMES EQUIPPED WITH ITS ORIGINAL WOOD FLOORING IN THE LIVING ROOM & BEDROOMS. LARGE WINDOWS ALLOW AN ABUNDANCE OF NATURAL LIGHT. ENJOY YOUR TIME SWINGING ON THE FRONT PORCH OR IN THE LARGE FENCED IN BACKYARD SHADED BY TREES. HOME COMES WITH ALL APPLIANCES INCLUDING THE REFRIGERATOR, DISHWASHER, RANGE/OVEN, WASHER & DRYER. SELLER RESERVES SHED.

21. 2016-11-23
    listed $116,500 379-char remark

    Show marketing remark (379 chars)

    THIS ADORABLE COTTAGE COMES EQUIPPED WITH ITS ORIGINAL WOOD FLOORING IN THE LIVING ROOM & BEDROOMS. LARGE WINDOWS ALLOW AN ABUNDANCE OF NATURAL LIGHT. ENJOY YOUR TIME SWINGING ON THE FRONT PORCH OR IN THE LARGE FENCED IN BACKYARD SHADED BY TREES. HOME COMES WITH ALL APPLIANCES INCLUDING THE REFRIGERATOR, DISHWASHER, RANGE/OVEN, WASHER & DRYER. SELLER RESERVES SHED.

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $493 · $41/mo
• Expected delta: +$45/yr (+$4/mo · 10.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $12,888
• − Mortgage interest: −$5,025
• − Property taxes: −$448
• − Insurance: −$5,567
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,609
• Taxable loss: −$2,824
• Est. tax savings @ 24.0%: +$678
• After-tax cash flow: $-801/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

-23.0% since first listed

6 events — show timeline

• 2026-03-04 Price Changed $89,700 SWLAR
• 2025-12-08 Price Changed $94,700 SWLAR
• 2025-09-03 Listed $99,900 SWLAR
• 2017-03-14 Sold (Public Records) $112,000 Public Records
• 2017-03-13 Sold (MLS) — SWLAR
• 2016-11-23 Listed $116,500 SWLAR

Property tax history

+0.5%/yr

Latest (2025): $448 · +4.5% YoY. Source: county tax records.