563 Jefferson Dr · Lake Charles, LA 70605

$249,900

4 bd · 2.0 ba · 2,466 sqft · SingleFamily · 4 Days on market

Built 1970 0.48 ac lot $101/sqft · 19% above area Est $211k · 19% over ↓ 2% since listing

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +5.8/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this great starter home! This 4-bedroom, 2-bathroom home features an inviting living room with fireplace and a functional kitchen with ample storage and a walk-in pantry. Additional highlights include an expansive front and back yard ideal for outdoor living. Situated 5 minutes from McNeese University, this home is an unbeatable value. Schedule your private tour today!

Key facts

• Laminate flooring
• Impressive closet
• Updated home

Tags

• UPDATED HOME
• SPACIOUS OPEN FLOOR PLAN
• LAMINATE FLOORING
• LARGE PANTRY UTILITY ROOM
• OVERSIZED WALK-IN SHOWER
• IMPRESSIVE CLOSET

Property features AI

Exterior

• Parking: Two-car garage; Two additional open parking spaces (total of four parking spaces)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family house; One story; Updated/remodeled condition; Subdivision: University
• Construction: Slab foundation
• Exterior features: Back yard; City lot; Landscaped yard

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Four main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled interior; Wood-burning fireplace; Dishwasher; Microwave; Oven; Range; Refrigerator; Water heater
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 9.1% 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.
• Zoned schools: Dolby Elementary School (math 42% / reading 62%, grade C-, #108 of 646 statewide, top 18%, 381 students, 64% 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 57% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 456 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 38% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (median comp): $210,734
• List price: $249,900
• Delta: 18.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 Arlington	0.25mi	4/3.0	2,451 (-1%)	20mo	$265,000	$108	67
445 Washington	0.25mi	4/2.0	2,177 (-12%)	3mo	$189,000	$87	66
829 Rampart St St	0.60mi	4/2.0	2,350 (-5%)	6mo	$277,000	$118	60
200 Washington St	0.34mi	3/2.0 (-1)	2,387 (-3%)	23mo	$209,750	$88	55
114 Heather St	0.51mi	3/— (-1)	2,271 (-8%)	9mo	$200,000	$88	51
704 Esplanade St	0.30mi	3/2.0 (-1)	2,653 (+8%)	22mo	$244,500	$92	50
413 Washington St	0.27mi	3/2.0 (-1)	2,156 (-13%)	15mo	$215,400	$100	49
800 Esplanade St	0.46mi	3/2.0 (-1)	2,250 (-9%)	21mo	$270,000	$120	42

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: 3.9%
• Equity multiple: 1.16×
• Total profit: $11,185
• Equity at exit: $37,261

10-year hold

• IRR: 17.4%
• Equity multiple: 2.75×
• Total profit: $122,494
• Equity at exit: $21,607

Cash invested: $69,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,691 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $589

Break-even live

Break-even rent $1,945

Max offer price $249,900

Occupancy floor 73%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	43d	1	0.91mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	43d	1	1.15mi

Listing history 7 events

1. 2026-05-09
   status Pending 1578-char remark
2. 2026-05-05
   listed $249,900 Active 1578-char remark
3. 2024-10-09
   soldstatus 381-char remark

   Show marketing remark (381 chars)

   Step into this great starter home! This 4-bedroom, 2-bathroom home features an inviting living room with fireplace and a functional kitchen with ample storage and a walk-in pantry. Additional highlights include an expansive front and back yard ideal for outdoor living. Situated 5 minutes from McNeese University, this home is an unbeatable value. Schedule your private tour today!

4. 2024-07-19
   listed $223,000 381-char remark

   Show marketing remark (381 chars)

   Step into this great starter home! This 4-bedroom, 2-bathroom home features an inviting living room with fireplace and a functional kitchen with ample storage and a walk-in pantry. Additional highlights include an expansive front and back yard ideal for outdoor living. Situated 5 minutes from McNeese University, this home is an unbeatable value. Schedule your private tour today!

5. 2022-06-03
   soldstatus

   Show marketing remark (538 chars)

   Welcome to this freshly updated 4 bedroom 2 bath spacious, elegant and vibrant home located in a very desirable neighborhood. Open the doors to a captivating living room that leads into the spacious modern kitchen has tons of storage space with a walk in pantry. Just imagine, cuddling up cozy near the fireplace with a good book or in your huge backyard. All of this is situated in a convenient neighborhood with outstanding schools, and you are less than 5 minutes to the McNeese University! Come take a look at your forever home today.

6. 2022-05-27
   soldstatus $250,000
7. 2022-03-08
   listed $255,000

   Show marketing remark (538 chars)

   Welcome to this freshly updated 4 bedroom 2 bath spacious, elegant and vibrant home located in a very desirable neighborhood. Open the doors to a captivating living room that leads into the spacious modern kitchen has tons of storage space with a walk in pantry. Just imagine, cuddling up cozy near the fireplace with a good book or in your huge backyard. All of this is situated in a convenient neighborhood with outstanding schools, and you are less than 5 minutes to the McNeese University! Come take a look at your forever home today.

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $1,466 · $122/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 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: $32,296
• − Mortgage interest: −$13,998
• − Property taxes: −$1,466
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,584
• − Management: −$2,584
• − Depreciation: −$7,270
• Taxable income: $3,144
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $6,317/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

-2.0% since first listed

8 events — show timeline

• 2026-06-10 Sold (MLS) — SWLAR
• 2026-05-09 Pending — SWLAR
• 2026-05-05 Listed $249,900 SWLAR
• 2024-10-09 Sold (MLS) — SWLAR
• 2024-07-19 Listed $223,000 SWLAR
• 2022-06-03 Sold (MLS) — SWLAR
• 2022-05-27 Sold (Public Records) $250,000 Public Records
• 2022-03-08 Listed $255,000 SWLAR

Property tax history

+0.1%/yr

Latest (2025): $1,466 · +2.4% YoY. Source: county tax records.