3802 Harvard St · Lake Charles, LA 70607

$114,000

3 bd · 1.5 ba · 1,388 sqft · SingleFamily · 256 Days on market

Built 1957 10,019 sqft lot $82/sqft · 27% below area Est $156k · 27% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Rent growth +4.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE COTTAGE ON CORNER OF HARVARD AND TULANE! 3802 Harvard St. features an adorable cottage with white exterior and vibrant blue door, offering 3 bedrooms, 1.5 baths, covered front porch, carport and driveway parking, gas stove and inside and outside laundry hookups. Ideal for a rental property and first-time home, this property is conveniently located close to McNeese State University. Explore the interior to find a bright neutral paint scheme throughout, lots of original character, including built-ins and hardwood floors as well many modern updates. Kitchen with gas range and stainless steel appliances has new laminate flooring. Priced to sell, make this house a home today! All measurements are more or less. Flood Zone X.

Key facts

• Covered front porch
• Original character
• Carport

Tags

• COVERED FRONT PORCH
• CARPORT
• DRIVEWAY PARKING
• GAS STOVE
• ORIGINAL CHARACTER
• BUILT-INS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 (+8.6%/yr); 567 active listings in the ZIP; 18 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 $788 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $18k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $100,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 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 1957 — 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: 1.30% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.48%
• DSCR: 1.82
• GRM: 6.4

CMA / ARV

• ARV (median comp): $155,788
• List price: $114,000
• Delta: -26.82%
• 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
3824 Harvard St	0.08mi	3/2.0	1,450 (+4%)	7mo	$210,000	$145	81
3705 Harvard St	0.11mi	3/2.0	1,520 (+10%)	4mo	$160,500	$106	74
3818 Hodges St	0.35mi	4/2.0 (+1)	1,414 (+2%)	7mo	$123,000	$87	68
1309 Rosetta St	0.59mi	3/1.0	1,383 (-0%)	6mo	$55,300	$40	65
3707 Yale St	0.27mi	3/1.0	1,270 (-8%)	9mo	$50,000	$39	64
3706 Harvard St	0.11mi	2/1.0 (-1)	1,200 (-14%)	6mo	$131,000	$109	60
3908 Center St	0.16mi	3/1.0	1,197 (-14%)	11mo	$130,000	$109	58
3905 Hodges St	0.34mi	3/2.0	1,582 (+14%)	1mo	$124,900	$79	58
3914 Auburn St	0.24mi	2/2.0 (-1)	1,504 (+8%)	12mo	$112,500	$75	58
1312 N Elton Ct N	0.58mi	3/2.0	1,535 (+11%)	11mo	$120,000	$78	44
4001 Briarfield Ln	0.69mi	3/2.0	1,269 (-9%)	12mo	$168,000	$132	42
1113 Cactus Dr	0.68mi	4/1.0 (+1)	1,285 (-7%)	11mo	$75,000	$58	40

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: 15.2%
• Equity multiple: 1.64×
• Total profit: $20,588
• Equity at exit: $16,998

10-year hold

• IRR: 27.1%
• Equity multiple: 3.93×
• Total profit: $93,567
• Equity at exit: $9,857

Cash invested: $31,920 (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 70607

• Rents YoY: 8.6%
• Active inventory: 567
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$598
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $491

Break-even live

Break-even rent $855

Max offer price $114,000

Occupancy floor 62%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	0.17mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	0.20mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	43d	1	0.28mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	0.37mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	0.39mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	0.39mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	13d	1	0.65mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	13d	1	0.66mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	0.66mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	21d	1	0.70mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	0.75mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	0.79mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	21d	1	0.88mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	0.92mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.99mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	43d	1	1.00mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	1.32mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	1.39mi

Listing history 9 events

1. 2026-04-10
   price $114,000 733-char remark

   Show marketing remark (733 chars)

   CUTE COTTAGE ON CORNER OF HARVARD AND TULANE! 3802 Harvard St. features an adorable cottage with white exterior and vibrant blue door, offering 3 bedrooms, 1.5 baths, covered front porch, carport and driveway parking, gas stove and inside and outside laundry hookups. Ideal for a rental property and first-time home, this property is conveniently located close to McNeese State University. Explore the interior to find a bright neutral paint scheme throughout, lots of original character, including built-ins and hardwood floors as well many modern updates. Kitchen with gas range and stainless steel appliances has new laminate flooring. Priced to sell, make this house a home today! All measurements are more or less. Flood Zone X.

2. 2026-03-04
   price $118,000 733-char remark

   Show marketing remark (733 chars)

   CUTE COTTAGE ON CORNER OF HARVARD AND TULANE! 3802 Harvard St. features an adorable cottage with white exterior and vibrant blue door, offering 3 bedrooms, 1.5 baths, covered front porch, carport and driveway parking, gas stove and inside and outside laundry hookups. Ideal for a rental property and first-time home, this property is conveniently located close to McNeese State University. Explore the interior to find a bright neutral paint scheme throughout, lots of original character, including built-ins and hardwood floors as well many modern updates. Kitchen with gas range and stainless steel appliances has new laminate flooring. Priced to sell, make this house a home today! All measurements are more or less. Flood Zone X.

3. 2026-01-16
   price $120,000 733-char remark

   Show marketing remark (733 chars)

   CUTE COTTAGE ON CORNER OF HARVARD AND TULANE! 3802 Harvard St. features an adorable cottage with white exterior and vibrant blue door, offering 3 bedrooms, 1.5 baths, covered front porch, carport and driveway parking, gas stove and inside and outside laundry hookups. Ideal for a rental property and first-time home, this property is conveniently located close to McNeese State University. Explore the interior to find a bright neutral paint scheme throughout, lots of original character, including built-ins and hardwood floors as well many modern updates. Kitchen with gas range and stainless steel appliances has new laminate flooring. Priced to sell, make this house a home today! All measurements are more or less. Flood Zone X.

4. 2025-10-08
   price $129,000 733-char remark

   Show marketing remark (733 chars)

   CUTE COTTAGE ON CORNER OF HARVARD AND TULANE! 3802 Harvard St. features an adorable cottage with white exterior and vibrant blue door, offering 3 bedrooms, 1.5 baths, covered front porch, carport and driveway parking, gas stove and inside and outside laundry hookups. Ideal for a rental property and first-time home, this property is conveniently located close to McNeese State University. Explore the interior to find a bright neutral paint scheme throughout, lots of original character, including built-ins and hardwood floors as well many modern updates. Kitchen with gas range and stainless steel appliances has new laminate flooring. Priced to sell, make this house a home today! All measurements are more or less. Flood Zone X.

5. 2025-09-12
   listed $132,000 Active 733-char remark

   Show marketing remark (733 chars)

   CUTE COTTAGE ON CORNER OF HARVARD AND TULANE! 3802 Harvard St. features an adorable cottage with white exterior and vibrant blue door, offering 3 bedrooms, 1.5 baths, covered front porch, carport and driveway parking, gas stove and inside and outside laundry hookups. Ideal for a rental property and first-time home, this property is conveniently located close to McNeese State University. Explore the interior to find a bright neutral paint scheme throughout, lots of original character, including built-ins and hardwood floors as well many modern updates. Kitchen with gas range and stainless steel appliances has new laminate flooring. Priced to sell, make this house a home today! All measurements are more or less. Flood Zone X.

6. 2020-03-03
   soldstatus 427-char remark

   Show marketing remark (427 chars)

   Wheel chair accessible, centrally located home on corner lot, within walking distance to McNeese, Starbucks, restaurants, etc. Quiet, family friendly, neighborhood with sidewalks make this nicely updated home ideal for the first-time homebuyers or those wanting to simplify. Covered front patio, open floor plan with granite in kitchen central to household activity. Price right! Not in a flood zone. Call to check it out ASAP!

7. 2020-03-03
   soldstatus $127,500

   Show marketing remark (427 chars)

   Wheel chair accessible, centrally located home on corner lot, within walking distance to McNeese, Starbucks, restaurants, etc. Quiet, family friendly, neighborhood with sidewalks make this nicely updated home ideal for the first-time homebuyers or those wanting to simplify. Covered front patio, open floor plan with granite in kitchen central to household activity. Price right! Not in a flood zone. Call to check it out ASAP!

8. 2019-07-09
   listed $129,900 427-char remark

   Show marketing remark (427 chars)

   Wheel chair accessible, centrally located home on corner lot, within walking distance to McNeese, Starbucks, restaurants, etc. Quiet, family friendly, neighborhood with sidewalks make this nicely updated home ideal for the first-time homebuyers or those wanting to simplify. Covered front patio, open floor plan with granite in kitchen central to household activity. Price right! Not in a flood zone. Call to check it out ASAP!

9. 2014-07-24
   soldstatus $95,500

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: +$268/yr (+$22/mo · 74.9%)

ⓘ 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) · 9% 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: $17,722
• − Mortgage interest: −$6,386
• − Property taxes: −$359
• − Insurance: −$570
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,316
• Taxable income: $4,256
• Est. tax owed @ 24.0%: −$1,021
• After-tax cash flow: $4,876/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): 27,080
• Household income: $60,351
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1267.0

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 0.65)
• Race & ethnicity: White 46% Black 36% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 10% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -91.59%
• Current HPI: 93.679
• Rent YoY: ▲ 8.55%
• 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

+19.4% since first listed

9 events — show timeline

• 2026-04-10 Price Changed $114,000 SWLAR
• 2026-03-04 Price Changed $118,000 SWLAR
• 2026-01-16 Price Changed $120,000 SWLAR
• 2025-10-08 Price Changed $129,000 SWLAR
• 2025-09-12 Listed $132,000 SWLAR
• 2020-03-03 Sold (Public Records) $127,500 Public Records
• 2020-03-03 Sold (MLS) — SWLAR
• 2019-07-09 Listed $129,900 SWLAR
• 2014-07-24 Sold (Public Records) $95,500 Public Records

Property tax history

-0.5%/yr

Latest (2025): $359 · +1.3% YoY. Source: county tax records.