2721 Medora St · Lake Charles, LA 70615

$34,900

3 bd · 1.5 ba · 994 sqft · SingleFamily · 318 Days on market

Built 1978 Poor condition 9,148 sqft lot $35/sqft · 62% below area

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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
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Would be great flip or investment property. This 3 bedroom 1.5 bath home would make a great rental. Tons of possibilities! Situated on 50 x 90 Lot not located in a flood zone. All Measurements are more or less. Seller will make no repairs. Seller will allow no inspection period. Make all inspections prior to writing offer. Flood zone x.

Key facts

• 9,148 sq ft lot
• Built 1978
• Listed 317 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $35k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.9% 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: 162 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 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 $241 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 + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

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 $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.84% ✓
• Cap rate: 24.94%
• Cash-on-cash: 66.60%
• DSCR: 3.96
• GRM: 2.9

CMA / ARV

• ARV (median comp): $91,201
• List price: $34,900
• Delta: -61.73%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 N Malcolm St St N	0.75mi	3/1.5	1,100 (+11%)	6mo	$95,000	$86	43
2402 Hagan St	0.46mi	2/1.0 (-1)	875 (-12%)	22mo	$85,000	$97	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.9%
• Equity multiple: 3.96×
• Total profit: $28,903
• Equity at exit: $5,204

10-year hold

• IRR: 70.2%
• Equity multiple: 8.13×
• Total profit: $69,709
• Equity at exit: $3,018

Cash invested: $9,772 (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 70615

• Active inventory: 162
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $542

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 40%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3728 E Opelousas St Lake Charles, LA	2.0	1.0	700	$836	$1.19	13d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $34,900 Active 318 DOM
2. 2026-06-18
   days on market $34,900 Active 317 DOM
3. 2026-06-17
   days on market $34,900 Active 316 DOM
4. 2026-06-16
   days on market $34,900 Active 315 DOM
5. 2026-06-15
   days on market $34,900 Active 314 DOM
6. 2026-06-14
   days on market $34,900 Active 312 DOM
7. 2026-06-13
   days on market $34,900 Active 311 DOM
8. 2026-06-10
   days on market $34,900 Active 309 DOM
9. 2026-06-09
   days on market $34,900 Active 308 DOM
10. 2026-06-08
    days on market $34,900 Active 307 DOM
11. 2026-06-07
    days on market $34,900 Active 306 DOM
12. 2026-06-05
    days on market $34,900 Active 303 DOM
13. 2026-06-02
    days on market $34,900 Active 301 DOM
14. 2026-06-01
    days on market $34,900 Active 300 DOM
15. 2026-05-31
    days on market $34,900 Active 299 DOM
16. 2026-05-30
    days on market $34,900 Active 298 DOM
17. 2025-01-30
    listed $34,900 Active 356-char remark

    Show marketing remark (356 chars)

    Investor Special! Would be great flip or investment property. This 3 bedroom 1.5 bath home would make a great rental. Tons of possibilities! Situated on 50 x 90 Lot not located in a flood zone. All Measurements are more or less. Seller will make no repairs. Seller will allow no inspection period. Make all inspections prior to writing offer. Flood zone x.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $11,902
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$1,015
• Taxable income: $6,329
• Est. tax owed @ 24.0%: −$1,519
• After-tax cash flow: $4,989/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to become move-in ready. Significant investment is needed to improve its condition and increase its value.

Repairs flagged

• Major exterior siding — Severe peeling and damage
• Major exterior paint — Peeling and general wear
• Major interior paint — Peeling and general wear
• Major kitchen appliances — Old and worn
• Major bathroom fixtures — Worn and outdated

Value-add opportunities

• Both Painting and exterior repairs — Enhances curb appeal and interior appearance
• Both Flooring replacement — Improves durability and aesthetics
• Both Appliance replacement — Modernizes the kitchen and improves functionality
• Both Bathroom updates — Enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe peeling and damage	Major	$15,000–50,000
exterior paint · Peeling and general wear	Major	$15,000–50,000
interior paint · Peeling and general wear	Major	$15,000–50,000
kitchen appliances · Old and worn	Major	$15,000–50,000
bathroom fixtures · Worn and outdated	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Painting and exterior repairs — Enhances curb appeal and interior appearance ↑
• Both Flooring replacement — Improves durability and aesthetics ↑
• Both Appliance replacement — Modernizes the kitchen and improves functionality ↑
• Both Bathroom updates — Enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 12,980
• Household income: $40,047
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 639.0

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 0.57)
• Race & ethnicity: Black 56% White 33% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 8% Serbian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 2%

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: ▼ -68.09%
• Current HPI: 87.8826
• Rent YoY: —
• 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

• 2025-01-30 Listed $34,900 SWLAR