926 Theriot Rd · Moss Bluff, LA 70611

$185,000

3 bd · 2.0 ba · 1,498 sqft · SingleFamily · 2 Days on market

Built 1976 0.76 ac lot $123/sqft · 17% below area Est $224k · 17% under ↓ 12% since listing

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Why this score? — see what drove the D+ 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed 2 bath, right at 1,500 sq ft, home sitting on a large . 76 acre lot in Moss bluff! Within walking distance to the new park and boat launch area. New flooring throughout plus new roof! Fireplace in the living area. All appliances in the home will remain. Covered parking plus a small barn. Home located in flood zone X so no flood insurance should be required! All measurments are m/l.

Key facts

• Covered porch
• Brick fireplace
• Flood zone x

Tags

• FLOOD ZONE X
• CORNER LOT
• BRICK FIREPLACE
• LUXURY VINYL PLANK FLOORING
• GAS STOVE
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $72 ($867/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (19.6% below list).
• Recommended offer: $149k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.5% in Moss Bluff — 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 72/100 on livability (#39 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: schools D+, amenities F, commute F.
• 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: 322 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent is only 18% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $148,789 (19.6% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.80% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (median comp): $223,861
• List price: $185,000
• Delta: -21.83%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
983 Green Rd	0.13mi	3/2.0	1,360 (-9%)	6mo	$220,000	$162	74
798 Golden Finch Way	0.71mi	3/2.0	1,447 (-3%)	7mo	$201,000	$139	56

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-25,463
• Equity at exit: $27,584

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-16,595
• Equity at exit: $15,995

Cash invested: $51,800 (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 70611

• Active inventory: 322
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $72

Break-even live

Break-even rent $1,396

Max offer price $185,000

Occupancy floor 90%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 N Highway 171 Lake Charles, LA	3.0	2.0	1400	$1,700	$1.21	21d	1	0.82mi

Listing history 8 events

1. 2026-06-19
   days on market $185,000 Active 2 DOM
2. 2026-06-18
   remarks 685-char remark
3. 2026-06-18
   pricedays on marketlisting id $185,000 Active 1 DOM
4. 2026-05-31
   days on market $175,000 Active 285 DOM
5. 2026-05-30
   days on market $175,000 Active 284 DOM
6. 2025-11-09
   price $175,000 390-char remark

   Show marketing remark (390 chars)

   3 bed 2 bath, right at 1,500 sq ft, home sitting on a large . 76 acre lot in Moss bluff! Within walking distance to the new park and boat launch area. New flooring throughout plus new roof! Fireplace in the living area. All appliances in the home will remain. Covered parking plus a small barn. Home located in flood zone X so no flood insurance should be required! All measurments are m/l.

7. 2025-08-19
   price $195,000 390-char remark

   Show marketing remark (390 chars)

   3 bed 2 bath, right at 1,500 sq ft, home sitting on a large . 76 acre lot in Moss bluff! Within walking distance to the new park and boat launch area. New flooring throughout plus new roof! Fireplace in the living area. All appliances in the home will remain. Covered parking plus a small barn. Home located in flood zone X so no flood insurance should be required! All measurments are m/l.

8. 2025-08-19
   listed $199,500 Active 390-char remark

   Show marketing remark (390 chars)

   3 bed 2 bath, right at 1,500 sq ft, home sitting on a large . 76 acre lot in Moss bluff! Within walking distance to the new park and boat launch area. New flooring throughout plus new roof! Fireplace in the living area. All appliances in the home will remain. Covered parking plus a small barn. Home located in flood zone X so no flood insurance should be required! All measurments are m/l.

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$346/yr (+$29/mo · 51.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $17,855
• − Mortgage interest: −$10,363
• − Property taxes: −$671
• − Insurance: −$925
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$5,382
• Taxable loss: −$2,343
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $1,429/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 — Moss Bluff

• Score: 72/100
• State rank: #39
• US rank: #6117

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment A Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moss Bluff, LA
• County: Calcasieu Parish · 170,889 people
• Metro: Lake Charles, LA
• Population (ZIP): 22,124
• Household income: $101,844
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 183.0

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 (84%)
• Race & ethnicity: White 84% Black 11% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 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: ▼ -84.82%
• Current HPI: 115.0052
• 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

-12.3% since first listed

3 events — show timeline

• 2025-11-09 Price Changed $175,000 SWLAR
• 2025-08-19 Price Changed $195,000 SWLAR
• 2025-08-19 Listed $199,500 SWLAR

Property tax history

-0.2%/yr

Latest (2025): $671 · +1.6% YoY. Source: county tax records.