2807 7th St · Lake Charles, LA 70615

$84,900

3 bd · 1.0 ba · 847 sqft · SingleFamily · 78 Days on market

Built 1946 6,969 sqft lot $100/sqft · 17% above area Est $73k · 17% over

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +6.2/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 1 bath home featuring a durable metal roof and covered carport with space for 2 vehicles. This property offers a spacious yard, perfect for outdoor activities, entertaining, or future additions. Two storage building provide plenty of room for tools, equipment, or hobbies. A great opportunity for a first-time homebuyer , investor, or anyone looking for comfortable living with extra space.

Key facts

• Spacious yard
• Metal roof
• Covered carport

Tags

• METAL ROOF
• COVERED CARPORT
• SPACIOUS YARD
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 162 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $587 of loan paydown is wiped out by about $3k 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 78 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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: 1.12% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.18%
• DSCR: 1.54
• GRM: 7.5

CMA / ARV

• ARV (median comp): $72,657
• List price: $84,900
• Delta: 16.85%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1803 9th Ave	0.40mi	2/1.0 (-1)	725 (-14%)	16mo	$45,000	$62	39
2324 Rose St	0.71mi	2/1.0 (-1)	806 (-5%)	23mo	$83,500	$104	34

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-2,614
• Equity at exit: $12,659

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $12,092
• Equity at exit: $7,341

Cash invested: $23,772 (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: 7.5×

Monthly cashflow live

• Estimated rent: $950 high
• Mortgage (P&I): −$445
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $175

Break-even live

Break-even rent $728

Max offer price $84,900

Occupancy floor 77%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Hunter Dr Lake Charles, LA	2.0	1.0	849	$900	$1.06	44d	1	0.34mi
2405 9th St Lake Charles, LA	2.0	1.0	788	$850	$1.08	13d	1	0.40mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	44d	1	0.62mi
2701 Cline St Unit C Lake Charles, LA	2.0	1.0	864	$700	$0.81	21d	1	0.94mi
333 Mill St Lake Charles, LA	1.0–2.0	1.0	758	$750	$0.99	13d	1	1.05mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	13d	1	1.09mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	44d	1	1.43mi

Listing history 21 events

1. 2026-06-19
   days on market $84,900 Active 78 DOM
2. 2026-06-18
   days on market $84,900 Active 77 DOM
3. 2026-06-17
   days on market $84,900 Active 76 DOM
4. 2026-06-16
   days on market $84,900 Active 75 DOM
5. 2026-06-15
   days on market $84,900 Active 74 DOM
6. 2026-06-14
   days on market $84,900 Active 72 DOM
7. 2026-06-13
   pricedays on market $84,900 Active 71 DOM
8. 2026-06-10
   days on market $89,500 Active 69 DOM
9. 2026-06-09
   days on market $89,500 Active 68 DOM
10. 2026-06-08
    days on market $89,500 Active 67 DOM
11. 2026-06-07
    days on market $89,500 Active 66 DOM
12. 2026-06-05
    days on market $89,500 Active 63 DOM
13. 2026-06-02
    days on market $89,500 Active 61 DOM
14. 2026-06-01
    days on market $89,500 Active 60 DOM
15. 2026-05-31
    days on market $89,500 Active 59 DOM
16. 2026-05-30
    days on market $89,500 Active 58 DOM
17. 2026-04-02
    listed $99,900 Active 410-char remark

    Show marketing remark (410 chars)

    Charming 3 bedroom, 1 bath home featuring a durable metal roof and covered carport with space for 2 vehicles. This property offers a spacious yard, perfect for outdoor activities, entertaining, or future additions. Two storage building provide plenty of room for tools, equipment, or hobbies. A great opportunity for a first-time homebuyer , investor, or anyone looking for comfortable living with extra space.

18. 2016-09-06
    soldstatus $50,000
19. 2016-01-20
    soldstatus 241-char remark

    Show marketing remark (241 chars)

    Possible investment property. New energy efficient windows, new doors, fresh paint and a new tub surround, all on large corner lot. Seller to install an air/heat window unit before closing. http://www. propertypanorama.com/mls. asp?id=253289

20. 2015-02-25
    listed $40,000 241-char remark

    Show marketing remark (241 chars)

    Possible investment property. New energy efficient windows, new doors, fresh paint and a new tub surround, all on large corner lot. Seller to install an air/heat window unit before closing. http://www. propertypanorama.com/mls. asp?id=253289

21. 2005-02-22
    soldstatus $37,200

ⓘ 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: $338 · $28/mo
• Projected year-2 tax: $467 · $39/mo
• Expected delta: +$128/yr (+$11/mo · 38.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $11,394
• − Mortgage interest: −$4,756
• − Property taxes: −$338
• − Insurance: −$1,222
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,470
• Taxable income: $785
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $1,910/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): 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

+168.5% since first listed

5 events — show timeline

• 2026-04-02 Listed $99,900 SWLAR
• 2016-09-06 Sold (Public Records) $50,000 Public Records
• 2016-01-20 Sold (MLS) — SWLAR
• 2015-02-25 Listed $40,000 SWLAR
• 2005-02-22 Sold (Public Records) $37,200 Public Records

Property tax history

+0.7%/yr

Latest (2025): $338 · +4.5% YoY. Source: county tax records.