2028 4th St · Lake Charles, LA 70601

$60,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily · 318 Days on market

Built 1970 9,147 sqft lot $52/sqft · 26% below area Est $81k · 26% under

---

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

3BR/1.5BA that needs a little TLC. Includes a 20x20 guest house with 1BR/1BA. Will make a great home or investment property. Call for more details or to schedule a showing. Being sold as is where is. Seller will not provide utilities.

Key facts

• Guest house
• 9,147 sq ft lot
• Built 1970

Tags

• GUEST HOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $51 ($607/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $12k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $60k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $52,800 (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. Built in 1970 — 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: 1.81% ✓
• Cap rate: 15.83%
• Cash-on-cash: 34.08%
• DSCR: 2.52
• GRM: 4.6

CMA / ARV

• ARV (median comp): $81,357
• List price: $60,000
• Delta: -26.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 8th St	0.40mi	3/1.0	1,088 (-6%)	15mo	$76,500	$70	58
2232 9th St	0.47mi	3/2.0	1,130 (-2%)	24mo	$58,000	$51	53
2318 9th St	0.53mi	3/2.0	1,275 (+11%)	4mo	$94,500	$74	52
2005 Evelyn St	0.59mi	3/1.0	1,230 (+7%)	19mo	$70,066	$57	44
1628 7th St	0.42mi	2/1.0 (-1)	1,060 (-8%)	22mo	$45,000	$42	42
2213 11th St	0.60mi	2/1.0 (-1)	1,000 (-13%)	15mo	$59,000	$59	30

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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-2,663
• Equity at exit: $8,946

10-year hold

• IRR: 11.2%
• Equity multiple: 2.11×
• Total profit: $18,569
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,085 high
• Mortgage (P&I): −$315
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $51

Break-even live

Break-even rent $1,021

Max offer price $60,000

Occupancy floor 90%

Sensitivity live

Price	-10% $85	-5% $68	+0% $51	+5% $34	+10% $17
Rent	-10% $-35	-5% $8	+0% $51	+5% $93	+10% $136
Rate	-1.0pp $81	-0.5pp $66	base $51	+0.5pp $35	+1.0pp $19

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	14d	1	0.41mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	44d	1	0.51mi
333 Mill St Lake Charles, LA	1.0–2.0	1.0	758	$750	$0.99	14d	1	0.62mi
2405 9th St Lake Charles, LA	2.0	1.0	788	$850	$1.08	14d	1	0.64mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	44d	1	0.76mi
1105 Hunter Dr Lake Charles, LA	2.0	1.0	849	$900	$1.06	44d	1	0.83mi
2701 Cline St Unit C Lake Charles, LA	2.0	1.0	864	$700	$0.81	21d	1	1.09mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	1.17mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	44d	1	1.30mi

Listing history 20 events

1. 2026-06-19
   days on market $60,000 Active 318 DOM
2. 2026-06-18
   days on market $60,000 Active 317 DOM
3. 2026-06-17
   days on market $60,000 Active 316 DOM
4. 2026-06-16
   days on market $60,000 Active 315 DOM
5. 2026-06-15
   days on market $60,000 Active 314 DOM
6. 2026-06-14
   days on market $60,000 Active 312 DOM
7. 2026-06-13
   days on market $60,000 Active 311 DOM
8. 2026-06-10
   days on market $60,000 Active 309 DOM
9. 2026-06-09
   days on market $60,000 Active 308 DOM
10. 2026-06-08
    days on market $60,000 Active 307 DOM
11. 2026-06-07
    days on market $60,000 Active 306 DOM
12. 2026-06-05
    pricedays on market $60,000 Active 303 DOM
13. 2026-06-02
    days on market $72,500 Active 301 DOM
14. 2026-06-01
    days on market $72,500 Active 300 DOM
15. 2026-05-31
    days on market $72,500 Active 299 DOM
16. 2026-05-30
    days on market $72,500 Active 298 DOM
17. 2024-09-16
    listed $72,500 Active 234-char remark

    Show marketing remark (234 chars)

    3BR/1.5BA that needs a little TLC. Includes a 20x20 guest house with 1BR/1BA. Will make a great home or investment property. Call for more details or to schedule a showing. Being sold as is where is. Seller will not provide utilities.

18. 2015-11-13
    soldstatus 167-char remark

    Show marketing remark (167 chars)

    Cute cottage on very nice shaded lot. house has 3 bedrooms one bath. In the back there is an old apartment (needs work) which could be restored or just used as storage

19. 2015-03-28
    listed $49,900 167-char remark

    Show marketing remark (167 chars)

    Cute cottage on very nice shaded lot. house has 3 bedrooms one bath. In the back there is an old apartment (needs work) which could be restored or just used as storage

20. 2001-06-29
    soldstatus $23,500

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $487 · $41/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 5/10 Major FEMA zone AE · 65% 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: $13,023
• − Mortgage interest: −$3,361
• − Property taxes: −$487
• − Insurance: −$5,418
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$1,745
• Taxable loss: −$73
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $624/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

+208.5% since first listed

4 events — show timeline

• 2024-09-16 Listed $72,500 SWLAR
• 2015-11-13 Sold (MLS) — SWLAR
• 2015-03-28 Listed $49,900 SWLAR
• 2001-06-29 Sold (Public Records) $23,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $487 · +4.5% YoY. Source: county tax records.