1741 N Tallowood Dr Dr N · Lake Charles, LA 70605

$143,500

3 bd · 2.0 ba · 920 sqft · MultiFamily · 35 Days on market

Built 2003 3,920 sqft lot $156/sqft · 73% 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 +29.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome to 1741 N. Tallowood — a 3-bedroom, 2-bath townhouse-style home that feels bigger and more comfortable than you'd expect. The living area is warm and inviting, flowing naturally into a kitchen with white cabinetry, tile backsplash, and plenty of room to cook and gather. The laundry room is a genuine standout — oversized with built-in shelving and the kind of functional space that makes everyday living just a little easier. Step outside to a fully privacy-fenced backyard with more room than you'd expect — perfect for weekend cookouts, letting the pets run, or simply unwinding at the end of the day. Conveniently located near shopping, dining, and everything Lake Char

Key facts

• Built-in shelving
• White cabinetry
• Tile backsplash

Tags

• TOWNHOUSE STYLE HOME
• WHITE CABINETRY
• TILE BACKSPLASH
• OVERSIZED LAUNDRY ROOM
• BUILT-IN SHELVING
• PRIVACY-FENCED BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Duplex; Single-story; Residential property
• Exterior features: Back yard; City lot; Lot dimensions approximately 33' x 120' x 33' x 119'

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $144k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $139k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 (+15.1%/yr); 456 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $992 of loan paydown is wiped out by about $4k 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 $40k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $117k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,195 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.60%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

• ARV (median comp): $525,000
• List price: $143,500
• Delta: -72.67%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.48×
• Total profit: $19,240
• Equity at exit: $21,396

10-year hold

• IRR: 23.9%
• Equity multiple: 3.53×
• Total profit: $101,597
• Equity at exit: $12,407

Cash invested: $40,180 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,755 medium
• Mortgage (P&I): −$753
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $522

Break-even live

Break-even rent $1,094

Max offer price $143,500

Occupancy floor 65%

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: $35,875
• Closing costs: $4,305
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,875	$1.82	13d	24	0.57mi
2845 Country Club Rd Lake Charles, LA	1.0–2.0	1.0–2.0	900	$1,889	$2.10	13d	8	1.22mi

Listing history 19 events

1. 2026-06-19
   days on market $143,500 Active 35 DOM
2. 2026-06-18
   days on market $143,500 Active 34 DOM
3. 2026-06-17
   days on market $143,500 Active 33 DOM
4. 2026-06-16
   days on market $143,500 Active 32 DOM
5. 2026-06-15
   days on market $143,500 Active 31 DOM
6. 2026-06-14
   days on market $143,500 Active 29 DOM
7. 2026-06-13
   days on market $143,500 Active 28 DOM
8. 2026-06-10
   days on market $143,500 Active 26 DOM
9. 2026-06-09
   days on market $143,500 Active 25 DOM
10. 2026-06-08
    days on market $143,500 Active 24 DOM
11. 2026-06-07
    days on market $143,500 Active 23 DOM
12. 2026-06-05
    days on market $143,500 Active 20 DOM
13. 2026-06-02
    days on market $143,500 Active 18 DOM
14. 2026-06-01
    days on market $143,500 Active 17 DOM
15. 2026-05-31
    days on market $143,500 Active 16 DOM
16. 2026-05-30
    days on market $143,500 Active 15 DOM
17. 2026-05-15
    listed $143,500 Active 869-char remark
18. 2016-02-22
    soldstatus $116,830
19. 2014-02-24
    soldstatus $115,000

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $789 · $66/mo
• Expected delta: +$168/yr (+$14/mo · 26.9%)

ⓘ 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 (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $21,061
• − Mortgage interest: −$8,038
• − Property taxes: −$622
• − Insurance: −$718
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$4,175
• Taxable income: $4,139
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $5,275/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

+24.8% since first listed

3 events — show timeline

• 2026-05-15 Listed $143,500 SWLAR
• 2016-02-22 Sold (Public Records) $116,830 Public Records
• 2014-02-24 Sold (Public Records) $115,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $622 · +2.4% YoY. Source: county tax records.