330 Hampton Ct · Lake Charles, LA 70605

$315,000

3 bd · 2.0 ba · 1,922 sqft · SingleFamily · 3 Days on market

Built 1999 0.33 ac lot Est $254k · 24% 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 +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +5.3/10.0
• 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

This charming South Lake Charles home offers the perfect blend of comfort, function, updates, and outdoor living. Located at 330 Hampton Court, this beautifully maintained 3 bedroom, 2 bath brick home features an easy-flowing split floor plan, fresh paint, 9- and 10-foot ceilings, and warm hand-scraped engineered bamboo flooring throughout the main living areas and primary suite. The spacious living room showcases crown molding, tray ceiling detail, recessed lighting, and a cozy gas log fireplace that creates an inviting central gathering space. The kitchen offers abundant cabinetry, granite countertops, tile backsplash, breakfast bar seating, and a new LG stove with air fryer and convectio

Key facts

• Split floor plan
• Abundant cabinetry
• Granite countertops

Tags

• SPLIT FLOOR PLAN
• COZY GAS LOG FIREPLACE
• ABUNDANT CABINETRY
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• BREAKFAST BAR SEATING

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family house; One-story; No shared/common walls; Residential zoning
• Construction: Brick construction; Shingle roof; Slab foundation; Built as a house
• Exterior features: Covered patio/porch; Wood privacy fencing; Paved road access; City lot with rectangular shape

Interior

• Kitchen: Dishwasher; Electric range / oven; Microwave; Range
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level); Accessible full bath
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Tray ceilings; Ceiling fans; Granite counters; Pantry; Recessed lighting; Double vanity; Gas fireplace
• Laundry & utility: Laundry room inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $315k).
• Cap rate 8.5% 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.
• Zoned schools: A. A. Nelson Elementary School (math 36% / reading 52%, grade F, #191 of 646 statewide, top 30%, 741 students, 55% 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 54% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 456 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• At $3,231/mo this rent would consume 45% of the median local household income ($86k/yr) (locally 1328% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 $88k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $315,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $253,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Lakeridge Ln	0.22mi	3/2.0	1,890 (-2%)	6mo	$245,000	$130	82
1539 Tuscany Ln	0.64mi	3/2.0	1,940 (+1%)	2mo	$345,000	$178	67
1411 Jefferson Dr	0.69mi	3/2.0	1,908 (-1%)	1mo	$235,000	$123	66
450 Greenway St	0.32mi	4/3.0 (+1)	1,827 (-5%)	4mo	$215,000	$118	64
1550 Lacadie Dr #14	0.62mi	3/2.5	1,947 (+1%)	5mo	$227,500	$117	63
1407 Jefferson Dr	0.69mi	3/2.0	1,946 (+1%)	4mo	$260,000	$134	63
401 Montclair St	0.34mi	4/2.0 (+1)	1,760 (-8%)	4mo	$263,000	$149	62
1108 Lakeridge Ln	0.51mi	3/3.0	1,814 (-6%)	3mo	$235,000	$130	61
1514 Tuscany Dr	0.57mi	3/2.0	2,020 (+5%)	6mo	$315,000	$156	60
115 Greenway St	0.74mi	4/2.0 (+1)	1,900 (-1%)	2mo	$263,400	$139	56
1441 Wedgewood St	0.57mi	3/2.0	2,183 (+14%)	4mo	$288,000	$132	48
445 Washington	0.71mi	4/2.0 (+1)	2,177 (+13%)	3mo	$189,000	$87	37

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $2,963
• Equity at exit: $46,968

10-year hold

• IRR: 14.7%
• Equity multiple: 2.45×
• Total profit: $127,643
• Equity at exit: $27,235

Cash invested: $88,200 (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: 8.1×

Monthly cashflow live

• Estimated rent: $3,231 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$189 /mo · $2,263/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $581

Break-even live

Break-even rent $2,496

Max offer price $315,000

Occupancy floor 77%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.13mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	0.32mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	21d	1	1.19mi
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,875	$1.82	13d	24	1.47mi

Listing history 4 events

1. 2026-06-19
   days on market $315,000 Active 3 DOM
2. 2026-06-18
   days on market $315,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $315,000 Active 1 DOM

ⓘ 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: $2,263 · $189/mo
• Projected year-2 tax: $2,263 · $189/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) · 13% 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: $38,776
• − Mortgage interest: −$17,645
• − Property taxes: −$2,263
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,102
• − Management: −$3,102
• − Depreciation: −$9,164
• Taxable income: $1,926
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $6,510/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

1 event — show timeline

• 2026-06-16 Listed $315,000 SWLAR

Property tax history

+1.8%/yr

Latest (2025): $2,263 · +2.4% YoY. Source: county tax records.