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

$137,000

3 bd · 2.0 ba · 920 sqft · MultiFamily · 85 Days on market

Built 2003 Good condition 3,920 sqft lot $149/sqft · 66% 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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• 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.

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $137k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $129k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.2% 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); 544 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $947 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 $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $117k; 17% 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 $128,779 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.49%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (median comp): $408,728
• List price: $137,000
• Delta: -66.48%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1823 Tallowood Dr	0.07mi	2/1.5 (-1)	932 (+1%)	14mo	$135,000	$145	76
1729 N Tallowood Dr N	0.03mi	2/2.0 (-1)	1,000 (+9%)	18mo	$250,000	$250	64
1709 Fox Run Dr	0.14mi	2/1.5 (-1)	1,015 (+10%)	8mo	$85,000	$84	63
1731 Fox Run Dr	0.15mi	2/2.0 (-1)	1,007 (+10%)	18mo	$120,000	$119	58
1020 W Mcnesse St W Unit 10 B	0.95mi	2/1.5 (-1)	972 (+6%)	4mo	$88,000	$91	46
4526 Summerdale St	0.57mi	2/1.0 (-1)	975 (+6%)	11mo	$160,000	$164	45
4540 Summerdale St	0.53mi	2/1.0 (-1)	1,002 (+9%)	11mo	$162,500	$162	42
1020 W Mcneese St W Unit 7B	0.95mi	2/2.0 (-1)	900 (-2%)	19mo	$80,000	$89	41
1020 W Mcneese St W Unit 7D	0.95mi	2/2.0 (-1)	915 (-0%)	24mo	$90,000	$98	39
1020 W Mcneese St W Unit 12G	0.95mi	2/1.0 (-1)	850 (-8%)	10mo	$73,000	$86	35
135 Mallard St	0.94mi	3/1.0	1,067 (+16%)	20mo	$127,000	$119	20
4625 Ogden Rd	1.33mi	2/0.5 (-1)	1,094 (+19%)	20mo	$155,000	$142	13

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: 14.0%
• Equity multiple: 1.59×
• Total profit: $22,641
• Equity at exit: $20,427

10-year hold

• IRR: 26.1%
• Equity multiple: 3.80×
• Total profit: $107,597
• Equity at exit: $11,845

Cash invested: $38,360 (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: 544
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,755 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $559

Break-even live

Break-even rent $1,047

Max offer price $137,000

Occupancy floor 63%

Sensitivity live

Price	-10% $637	-5% $598	+0% $559	+5% $520	+10% $482
Rent	-10% $421	-5% $490	+0% $559	+5% $628	+10% $698
Rate	-1.0pp $628	-0.5pp $594	base $559	+0.5pp $524	+1.0pp $488

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: $34,250
• Closing costs: $4,110
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1549 L'Acadie Dr Lake Charles, LA	4.0	4.0	3100	$3,550	$1.15	62d	1	0.36mi
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,875	$1.82	62d	24	0.57mi
1121 Country Club Rd Lake Charles, LA	3.0	2.0	—	$1,635	—	62d	1	0.60mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	70d	1	0.81mi
1711 Mignonette Ln Unit 13-C Lake Charles, LA	2.0	1.5	1275	$1,095	$0.86	93d	1	0.91mi
2722 Ryan Rd Unit B 1 Lake Charles, LA	2.0	2.0	—	$1,275	—	70d	1	1.04mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	93d	1	1.09mi
2845 Country Club Rd Lake Charles, LA	1.0–2.0	1.0–2.0	900	$1,889	$2.10	62d	8	1.22mi
4021 Nelson Rd Lake Charles, LA	3.0	2.0	1362	$1,600	$1.17	93d	1	1.26mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	62d	1	1.27mi
4015 Nelson Rd Lake Charles, LA	3.0	1.0	1300	$1,200	$0.92	93d	1	1.28mi

Property features AI

Exterior

• Utilities: Public waterPublic sewerElectricity connectedWater connected
• Home design: DuplexSingle-storyResidential property
• Exterior features: Back yardCity lotLot dimensions approximately 33' x 120' x 33' x 119'

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fans
• Interior features: No fireplace

Listing history 50 events

1. 2026-08-08
   days on market $137,000 Active 85 DOM
2. 2026-08-07
   days on market $137,000 Active 84 DOM
3. 2026-08-06
   days on market $137,000 Active 83 DOM
4. 2026-08-05
   days on market $137,000 Active 82 DOM
5. 2026-08-04
   days on market $137,000 Active 81 DOM
6. 2026-08-03
   days on market $137,000 Active 80 DOM
7. 2026-08-01
   status $137,000 Active 77 DOM
8. 2026-07-31
   days on market $137,000 Active Under Contract 77 DOM
9. 2026-07-29
   days on market $137,000 Active Under Contract 75 DOM
10. 2026-07-27
    days on market $137,000 Active Under Contract 73 DOM
11. 2026-07-25
    days on market $137,000 Active Under Contract 71 DOM
12. 2026-07-23
    days on market $137,000 Active Under Contract 69 DOM
13. 2026-07-22
    status $137,000 Active Under Contract 68 DOM
14. 2026-07-22
    days on market $137,000 Active 68 DOM
15. 2026-07-21
    days on market $137,000 Active 67 DOM
16. 2026-07-18
    days on market $137,000 Active 64 DOM
17. 2026-07-16
    days on market $137,000 Active 62 DOM
18. 2026-07-16
    days on market $137,000 Active 61 DOM
19. 2026-07-14
    days on market $137,000 Active 60 DOM
20. 2026-07-13
    days on market $137,000 Active 59 DOM
21. 2026-07-12
    days on market $137,000 Active 58 DOM
22. 2026-07-11
    days on market $137,000 Active 57 DOM
23. 2026-07-10
    days on market $137,000 Active 56 DOM
24. 2026-07-09
    days on market $137,000 Active 55 DOM
25. 2026-07-08
    days on market $137,000 Active 54 DOM
26. 2026-07-07
    days on market $137,000 Active 53 DOM
27. 2026-07-06
    days on market $137,000 Active 52 DOM
28. 2026-07-05
    days on market $137,000 Active 51 DOM
29. 2026-07-04
    days on market $137,000 Active 50 DOM
30. 2026-07-03
    days on market $137,000 Active 49 DOM
31. 2026-07-03
    days on market $137,000 Active 48 DOM
32. 2026-07-01
    days on market $137,000 Active 47 DOM
33. 2026-06-30
    price $137,000 Active 46 DOM
34. 2026-06-30
    days on market $143,500 Active 46 DOM
35. 2026-06-29
    days on market $143,500 Active 45 DOM
36. 2026-06-28
    days on market $143,500 Active 44 DOM
37. 2026-06-28
    days on market $143,500 Active 43 DOM
38. 2026-06-27
    days on market $143,500 Active 42 DOM
39. 2026-06-25
    days on market $143,500 Active 40 DOM
40. 2026-06-23
    days on market $143,500 Active 38 DOM
41. 2026-06-21
    days on market $143,500 Active 37 DOM
42. 2026-06-19
    days on market $143,500 Active 35 DOM
43. 2026-06-18
    days on market $143,500 Active 34 DOM
44. 2026-06-17
    days on market $143,500 Active 33 DOM
45. 2026-06-16
    days on market $143,500 Active 32 DOM
46. 2026-06-15
    days on market $143,500 Active 31 DOM
47. 2026-06-14
    days on market $143,500 Active 29 DOM
48. 2026-06-13
    days on market $143,500 Active 28 DOM
49. 2026-06-10
    days on market $143,500 Active 26 DOM
50. 2026-06-09
    days on market $143,500 Active 25 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: $622 · $52/mo
• Projected year-2 tax: $754 · $63/mo
• Expected delta: +$132/yr (+$11/mo · 21.2%)

ⓘ 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: −$7,674
• − Property taxes: −$622
• − Insurance: −$685
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$3,985
• Taxable income: $4,725
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $5,576/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $4,600–$13,800 screening

This multi-family home is in good condition with no major repairs needed. It has a good roof, exterior, flooring, and interior walls. The landscaping and fencing are in good condition. The home has a good curb appeal and is ready for a fresh coat of paint to enhance its curb appeal and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood Appliances stainless steel HVAC central · new lt5

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Trim the landscaping — Well-maintained landscaping can increase the home's rental value by making it more attractive to potential tenants. ↑
• Both Clean the air conditioning unit — A clean air conditioning unit can improve the home's energy efficiency and comfort, making it more attractive to both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary A. A. Nelson Elementary School F LA #191/646 Nat'l #17,190/41,679 Middle S. J. Welsh Middle School F LA #84/218 Nat'l #7,206/14,009 High Alfred M. Barbe High School D LA #41/265 Nat'l #6,127/17,239

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

C Composite livability gradescore 68/100

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 · 212,179 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: 17% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Utilities: Public waterPublic sewerElectricity connectedWater connected
• Home design: DuplexSingle-storyResidential property
• Exterior features: Back yardCity lotLot dimensions approximately 33' x 120' x 33' x 119'

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fans
• Interior features: No fireplace

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.