903 14th St · Lake Charles, LA 70601

$45,000

3 bd · 2.0 ba · 1,850 sqft · SingleFamily · 6 Days on market

Built 1954 6,098 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This spacious 3-bedroom, 2-bath home offers multiple living areas including a large living room, separate dining space, and additional den, providing flexibility for everyday living and entertaining. The interior features classic wood-paneled walls, generously sized rooms, and an expansive layout that gives this home a unique character and plenty of potential. The kitchen offers an abundance of cabinet space along with a large pantry and flows into a separate dining area. A dedicated laundry room, , a newer hot water heater, and ample shelving for storage and organization. The oversized living room provides plenty of space to gather, while the additional living areas offer options for a hom

Key facts

• Additional den
• Large living room
• 6,098 sq ft lot

Tags

• MULTIPLE LIVING AREAS
• LARGE LIVING ROOM
• SEPARATE DINING SPACE
• ADDITIONAL DEN
• CLASSIC WOOD PANELED WALLS
• ABUNDANCE OF CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Cap rate 31.7% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 37% of the median local income ($50k/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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $45,000

Questions for the listing agent

1. Built in 1954 — 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: 3.47% ✓
• Cap rate: 31.72%
• Cash-on-cash: 90.81%
• DSCR: 5.04
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $209,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 14th St	0.00mi	3/2.0	1,850 (0%)	1mo	$43,500	$24	99
709 6th St	0.68mi	3/2.0	1,855 (+0%)	1mo	$273,056	$147	67
1311 11th St	0.43mi	3/2.0	1,911 (+3%)	12mo	$216,000	$113	65
824 Cleveland St	0.74mi	3/2.0	1,789 (-3%)	1mo	$150,000	$84	59
1414 12th St St	0.49mi	3/2.0	1,973 (+7%)	9mo	$74,000	$38	59
1319 9th St	0.54mi	3/2.0	1,736 (-6%)	12mo	$222,000	$128	54
1713 Moss St	0.48mi	3/1.5	1,635 (-12%)	4mo	$206,000	$126	53
1410 Louisiana Ave	0.66mi	3/2.0	1,700 (-8%)	3mo	$264,900	$156	53
1305 Kirkman St	0.73mi	3/2.0	1,976 (+7%)	3mo	$292,000	$148	52
810 Gulf St	0.61mi	3/2.0	1,575 (-15%)	6mo	$125,000	$79	42
709 Gulf St	0.60mi	4/2.0 (+1)	1,628 (-12%)	8mo	$152,000	$93	40
665 6th St	0.70mi	4/2.0 (+1)	1,982 (+7%)	13mo	$211,800	$107	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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 95.0%
• Equity multiple: 5.65×
• Total profit: $58,591
• Equity at exit: $6,710

10-year hold

• IRR: 98.4%
• Equity multiple: 13.05×
• Total profit: $151,790
• Equity at exit: $3,891

Cash invested: $12,600 (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 →

ZIP-level market 70601

• Rents YoY: 6.2%
• Active inventory: 363
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,560 high
• Mortgage (P&I): −$236
• Tax from tax record: −$24 /mo · $285/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $954

Break-even live

Break-even rent $352

Max offer price $45,000

Occupancy floor 34%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	0.38mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	43d	1	0.68mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	0.80mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	43d	1	0.84mi
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	21d	1	0.88mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	43d	1	0.92mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	0.93mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	1.05mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	1.15mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	21d	1	1.20mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	1.24mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	1.39mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	1.39mi

Listing history 2 events

1. 2026-04-22
   status Pending
2. 2026-04-16
   listed $45,000 Active

ⓘ 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: $285 · $24/mo
• Projected year-2 tax: $285 · $24/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $18,714
• − Mortgage interest: −$2,521
• − Property taxes: −$285
• − Insurance: −$225
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$1,309
• Taxable income: $11,380
• Est. tax owed @ 24.0%: −$2,731
• After-tax cash flow: $8,711/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

2 events — show timeline

• 2026-04-22 Pending — SWLAR
• 2026-04-16 Listed $45,000 SWLAR

Property tax history

-0.6%/yr

Latest (2025): $285 · +1.3% YoY. Source: county tax records.