1193 Pine Hill St · Lake Charles, LA 70605

$114,900

4 bd · 2.0 ba · 2,422 sqft · SingleFamily · 33 Days on market

Built 1970 Fair condition 1.15 ac lot $47/sqft · 63% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity in South Lake Charles: Capitalize on the immense potential of this spacious 1970 single-family residence, situated on a rare 1.15-acre lot in the highly desirable 70605 area. This property features 4 bedrooms, 2 bathrooms, and 2,422 square feet of interior space, delivering a spacious layout with a newer roof and partial remodel work already started. Please note that this property is located within an AE Flood Zone and requires a significant amount of work, making it an ideal cash or specialty financing purchase for buyers looking to customize a large parcel of land in an established neighborhood.

Key facts

• Newer roof
• Partial remodel
• Spacious layout

Tags

• SPACIOUS LAYOUT
• NEWER ROOF
• PARTIAL REMODEL
• 1.15 ACRE LOT
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: M. J. Kaufman Elementary School (math 12% / reading 32%, grade F, #415 of 646 statewide, top 67%, 294 students, 79% FRL); S. J. Welsh Middle School (math 28% / reading 44%, grade F, #84 of 218 statewide, top 41%, 1,107 students, 49% 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 56% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 544 active listings in the ZIP; 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 $794 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.70% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.71%
• DSCR: 2.37
• GRM: 4.9

CMA / ARV

• ARV (median comp): $308,553
• List price: $114,900
• Delta: -62.76%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8026 Lake St St	0.60mi	3/2.0 (-1)	2,349 (-3%)	3mo	$594,000	$253	59
1037 Lake Land St	0.31mi	4/2.0	1,925 (-20%)	13mo	$272,000	$141	50
1211 Highland St	0.08mi	3/2.0 (-1)	1,880 (-22%)	30mo	$218,000	$116	46
828 Village Ln	1.08mi	4/2.5	2,336 (-4%)	32mo	$268,000	$115	37
7604 S Prairieview Dr S	0.93mi	5/2.5 (+1)	2,373 (-2%)	26mo	$115,000	$48	35
7912 Lake St	0.43mi	3/2.0 (-1)	2,100 (-13%)	34mo	$265,000	$126	33
1240 W Lincoln Rd W	0.60mi	4/3.0	2,150 (-11%)	29mo	$530,000	$247	29
2150 W Tank Farm Rd W	1.16mi	3/2.0 (-1)	2,079 (-14%)	11mo	$55,000	$26	27
7002 Meadowview Loop	1.22mi	3/2.0 (-1)	2,846 (+18%)	16mo	$330,000	$116	22
7105 Windmill Ln	1.08mi	3/3.5 (-1)	2,954 (+22%)	12mo	$152,000	$51	19
2200 Tuna Ln	1.29mi	3/2.0 (-1)	1,920 (-21%)	27mo	$65,000	$34	15

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: 12.5%
• Equity multiple: 1.53×
• Total profit: $17,209
• Equity at exit: $17,132

10-year hold

• IRR: 25.9%
• Equity multiple: 3.97×
• Total profit: $95,435
• Equity at exit: $9,934

Cash invested: $32,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 3 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $288,000 ($140/sqft)
• Median days on market: 85 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -9.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70605

• Rents YoY: 15.1%
• Active inventory: 544
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $397

Break-even live

Break-even rent $1,448

Max offer price $114,900

Occupancy floor 75%

Sensitivity live

Price	-10% $462	-5% $429	+0% $397	+5% $364	+10% $332
Rent	-10% $243	-5% $320	+0% $397	+5% $474	+10% $551
Rate	-1.0pp $455	-0.5pp $426	base $397	+0.5pp $367	+1.0pp $337

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: $28,725
• Closing costs: $3,447
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: No on-site parking
• Utilities: Electric service by Entergy
• Home design: Single family residence
• Construction: Brick constructionComposition roof
• Exterior features: Acreage

Interior

• Bedrooms: Bedroom 1Bedroom 2Bedroom 3Bedroom 4
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Living roomDining roomKitchen

Listing history 25 events

1. 2026-08-08
   days on market $114,900 Active 33 DOM
2. 2026-08-07
   days on market $114,900 Active 32 DOM
3. 2026-08-06
   days on market $114,900 Active 31 DOM
4. 2026-08-05
   days on market $114,900 Active 30 DOM
5. 2026-08-04
   days on market $114,900 Active 29 DOM
6. 2026-08-03
   days on market $114,900 Active 28 DOM
7. 2026-07-31
   days on market $114,900 Active 25 DOM
8. 2026-07-29
   days on market $114,900 Active 23 DOM
9. 2026-07-27
   days on market $114,900 Active 21 DOM
10. 2026-07-25
    days on market $114,900 Active 19 DOM
11. 2026-07-23
    days on market $114,900 Active 17 DOM
12. 2026-07-22
    days on market $114,900 Active 16 DOM
13. 2026-07-21
    days on market $114,900 Active 15 DOM
14. 2026-07-18
    days on market $114,900 Active 12 DOM
15. 2026-07-16
    days on market $114,900 Active 10 DOM
16. 2026-07-16
    days on market $114,900 Active 9 DOM
17. 2026-07-14
    days on market $114,900 Active 8 DOM
18. 2026-07-13
    days on market $114,900 Active 7 DOM
19. 2026-07-12
    days on market $114,900 Active 6 DOM
20. 2026-07-11
    days on market $114,900 Active 5 DOM
21. 2026-07-10
    days on market $114,900 Active 4 DOM
22. 2026-07-09
    days on market $114,900 Active 3 DOM
23. 2026-07-08
    days on market $114,900 Active 2 DOM
24. 2026-07-07
    remarks 627-char remark
25. 2026-07-07
    listed $114,900 Active 1 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: $802 · $67/mo
• Projected year-2 tax: $802 · $67/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 6/10 Major FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $23,402
• − Mortgage interest: −$6,436
• − Property taxes: −$802
• − Insurance: −$5,693
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$3,343
• Taxable income: $3,385
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,950/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $60,550–$108,990 screening

The home requires moderate repairs and maintenance, including painting and HVAC maintenance, to improve its condition and increase its value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical system.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.
• Minor Other — No visible signs of damage or wear on other components.

Repairs flagged

• Moderate exterior siding — The exterior siding shows some discoloration and wear.
• Minor interior flooring — The flooring shows some wear, which can be addressed with a fresh coat of paint or refinishing.
• Minor interior walls — The walls show some discoloration, which can be addressed with a fresh coat of paint.

Value-add opportunities

• Both painting — Painting the exterior and interior can improve the home's curb appeal and interior aesthetics, which can increase both resale and rental value. ↑
• Rental HVAC maintenance — Maintaining the HVAC system ensures it is functioning properly, which is important for both comfort and energy efficiency, especially in a rental property. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 36/100

Zoned Schools

Elementary M. J. Kaufman Elementary School F LA #415/646 Nat'l #32,000/41,679 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

• 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

• Parking: No on-site parking
• Utilities: Electric service by Entergy
• Home design: Single family residence
• Construction: Brick constructionComposition roof
• Exterior features: Acreage

Interior

• Bedrooms: Bedroom 1Bedroom 2Bedroom 3Bedroom 4
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Living roomDining roomKitchen

Price history

+64.1% since first listed

7 events — show timeline

• 2026-07-06 Listed $114,900 AcadianaMLS
• 2026-07-06 Listed $114,900 GFPAR
• 2026-07-06 Listed $114,900 SWLAR
• 2022-12-14 Sold (Public Records) $120,000 Public Records
• 2022-12-14 Sold (MLS) — SWLAR
• 2022-05-13 Listed $145,000 SWLAR
• 2021-05-04 Sold (Public Records) $70,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $802 · +2.2% YoY. Source: county tax records.