606 W Lagrange St W · Lake Charles, LA 70605

$187,500

3 bd · 2.0 ba · 1,823 sqft · SingleFamily · 62 Days on market

Built 1965 9,147 sqft lot $103/sqft · 14% below area Est $217k · 14% under

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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 +18.0/30.0
• ARV discount +13.6/15.0
• DSCR +5.6/10.0
• Rent growth +5.0/5.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single story home centrally located in Lake Charles just south of 210 loop. Home features new laminate flooring throughout living areas and bedrooms. There are three bedrooms and two baths, with two living areas and an open dining area off kitchen. The kitchen boasts beautiful quartz countertops, painted cabinetry and stainless appliances. Primary bedroom features a walk-in closet and ensuite. Primary bath has double sinks and a linen closet. Nice size laundry room and a covered attached carport. Large fenced in backyard with shed. Neutral colors throughout as well as hard surface flooring. Nothing to do but unpack and enjoy! Seller to offer $5,000 towards buyer's closing costs with an acceptable offer.

Key facts

• 9,147 sq ft lot
• Parking
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (13.7% below list).
• Recommended offer: $162k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 (+15.1%/yr); 456 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 62 days — a 6% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $161,854 (13.7% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (median comp): $217,079
• List price: $187,500
• Delta: -13.63%
• 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
613 W Lagrange St W	0.05mi	3/1.5	1,812 (-1%)	1mo	$187,000	$103	93
609 Creole Ln Ln	0.04mi	4/2.0 (+1)	1,788 (-2%)	6mo	$225,000	$126	85
732 Julius St St	0.24mi	3/2.0	1,753 (-4%)	3mo	$252,000	$144	80
625 W Lagrange St W	0.10mi	3/2.0	1,681 (-8%)	4mo	$214,900	$128	79
3412 Creole St	0.03mi	2/2.0 (-1)	2,077 (+14%)	1mo	$154,900	$75	70
217 W School St W	0.46mi	3/2.0	1,781 (-2%)	8mo	$202,000	$113	68
904 Treasure Ln	0.42mi	4/2.0 (+1)	1,887 (+4%)	7mo	$290,000	$154	64
836 Treasure Ln	0.41mi	4/2.0 (+1)	1,711 (-6%)	4mo	$285,000	$167	62
3709 Ernest St	0.45mi	3/1.5	1,602 (-12%)	3mo	$158,500	$99	54
1001 Idlewilde Ln	0.61mi	3/2.0	1,660 (-9%)	5mo	$230,000	$139	53
400 W Claude St St W	0.53mi	3/2.0	2,095 (+15%)	3mo	$267,000	$127	48
3909 Genessee St	0.62mi	3/2.0	1,600 (-12%)	6mo	$110,000	$69	46

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: -7.9%
• Equity multiple: 0.70×
• Total profit: $-15,934
• Equity at exit: $27,957

10-year hold

• IRR: 6.8%
• Equity multiple: 1.62×
• Total profit: $32,527
• Equity at exit: $16,212

Cash invested: $52,500 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$983
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$78
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $93

Break-even live

Break-even rent $1,501

Max offer price $187,500

Occupancy floor 89%

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	0.70mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	0.80mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	43d	1	0.87mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	0.93mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	21d	1	1.11mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	1.14mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	1.28mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	43d	1	1.31mi
3708 Nelson Rd Lake Charles, LA	3.0	2.0	2020	$1,400	$0.69	43d	1	1.33mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.36mi
3535 Knight Ln Unit 14 Lake Charles, LA	3.0	2.5	1450	$2,150	$1.48	13d	1	1.41mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	43d	1	1.41mi
4015 Nelson Rd Lake Charles, LA	3.0	1.0	1300	$1,200	$0.92	43d	1	1.42mi
4021 Nelson Rd Lake Charles, LA	3.0	2.0	1362	$1,600	$1.17	43d	1	1.43mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	21d	1	1.44mi

Listing history 20 events

1. 2026-06-13
   statusdays on market $187,500 Pending 62 DOM
2. 2026-06-10
   days on market $187,500 Active 61 DOM
3. 2026-06-09
   days on market $187,500 Active 60 DOM
4. 2026-06-08
   days on market $187,500 Active 59 DOM
5. 2026-06-07
   pricedays on market $187,500 Active 58 DOM
6. 2026-06-05
   days on market $197,500 Active 55 DOM
7. 2026-06-02
   days on market $197,500 Active 53 DOM
8. 2026-06-01
   days on market $197,500 Active 52 DOM
9. 2026-05-31
   days on market $197,500 Active 51 DOM
10. 2026-05-30
    days on market $197,500 Active 50 DOM
11. 2026-05-06
    price $197,500 722-char remark

    Show marketing remark (722 chars)

    Single story home centrally located in Lake Charles just south of 210 loop. Home features new laminate flooring throughout living areas and bedrooms. There are three bedrooms and two baths, with two living areas and an open dining area off kitchen. The kitchen boasts beautiful quartz countertops, painted cabinetry and stainless appliances. Primary bedroom features a walk-in closet and ensuite. Primary bath has double sinks and a linen closet. Nice size laundry room and a covered attached carport. Large fenced in backyard with shed. Neutral colors throughout as well as hard surface flooring. Nothing to do but unpack and enjoy! Seller to offer $5,000 towards buyer's closing costs with an acceptable offer.

12. 2026-04-23
    price $199,500 722-char remark

    Show marketing remark (722 chars)

    Single story home centrally located in Lake Charles just south of 210 loop. Home features new laminate flooring throughout living areas and bedrooms. There are three bedrooms and two baths, with two living areas and an open dining area off kitchen. The kitchen boasts beautiful quartz countertops, painted cabinetry and stainless appliances. Primary bedroom features a walk-in closet and ensuite. Primary bath has double sinks and a linen closet. Nice size laundry room and a covered attached carport. Large fenced in backyard with shed. Neutral colors throughout as well as hard surface flooring. Nothing to do but unpack and enjoy! Seller to offer $5,000 towards buyer's closing costs with an acceptable offer.

13. 2026-04-10
    listed $212,500 Active 722-char remark

    Show marketing remark (722 chars)

    Single story home centrally located in Lake Charles just south of 210 loop. Home features new laminate flooring throughout living areas and bedrooms. There are three bedrooms and two baths, with two living areas and an open dining area off kitchen. The kitchen boasts beautiful quartz countertops, painted cabinetry and stainless appliances. Primary bedroom features a walk-in closet and ensuite. Primary bath has double sinks and a linen closet. Nice size laundry room and a covered attached carport. Large fenced in backyard with shed. Neutral colors throughout as well as hard surface flooring. Nothing to do but unpack and enjoy! Seller to offer $5,000 towards buyer's closing costs with an acceptable offer.

14. 2025-06-05
    historical
15. 2025-06-03
    listed
16. 2021-05-07
    soldstatus $223,000
17. 2021-05-06
    soldstatus
18. 2021-03-23
    listed $229,500
19. 2011-12-28
    soldstatus $128,960
20. 2004-10-25
    soldstatus $125,000

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $1,031 · $86/mo
• Expected delta: +$341/yr (+$28/mo · 49.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% 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: $19,422
• − Mortgage interest: −$10,503
• − Property taxes: −$691
• − Insurance: −$1,735
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$5,455
• Taxable loss: −$2,068
• Est. tax savings @ 24.0%: +$496
• After-tax cash flow: $1,615/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

+58.0% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $197,500 SWLAR
• 2026-04-23 Price Changed $199,500 SWLAR
• 2026-04-10 Listed $212,500 SWLAR
• 2025-06-05 Rental Removed — BUILDIUM
• 2025-06-03 Listed for Rent — BUILDIUM
• 2021-05-07 Sold (Public Records) $223,000 Public Records
• 2021-05-06 Sold (MLS) — SWLAR
• 2021-03-23 Listed $229,500 SWLAR
• 2011-12-28 Sold (Public Records) $128,960 Public Records
• 2004-10-25 Sold (Public Records) $125,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $691 · +2.4% YoY. Source: county tax records.