2007 Nicholas St · Lake Charles, LA 70605

$290,000

5 bd · 3.0 ba · 2,879 sqft · SingleFamily · 31 Days on market

Built 1980 0.41 ac lot Est $394k · 26% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.0/10.0
• 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

Listing remarks

This home, centrally located off Nelson Rd, offers a 5 bed, 3 bath layout with strong potential for renovation. The home features 3 bedrooms downstairs, a fireplace, and a functional floor plan ready for a buyer to update to their own style. Exterior includes a covered carport with additional storage room and a separate storage shed. Ring cameras, refrigerator, washer, and dryer to remain. Great opportunity for an investor or homeowner looking to customize a spacious property in a convenient location.

Key facts

• Covered carport
• Fireplace
• 0.41 acre lot

Tags

• FIREPLACE
• COVERED CARPORT
• ADDITIONAL STORAGE ROOM
• SEPARATE STORAGE SHED
• FUNCTIONAL FLOOR PLAN

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; 2-story
• Exterior features: Front porch; Fenced yard with privacy wood fencing; Shed/storage structure on the property; City lot (approximately 0.41 acres, roughly 90.7 x 197)

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 3 full bathrooms (2 on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Zoned schools: Prien Lake Elementary School (math 60% / reading 68%, grade B, #45 of 646 statewide, top 7%, 671 students, 44% FRL); Alfred M. Barbe High School (math 41% / reading 56%, grade D, #41 of 265 statewide, top 16%, 1,991 students, 41% FRL).
• Zoned-school proficiency averages 56% at this address vs 37% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Calcasieu Parish average implies; a family-tenant draw the district grade alone would hide.
• 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).
• This rent runs 45% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 $81k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $165k; list at $290k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $281,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 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: 1.10% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $394,423
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1941 Nicolas St	0.04mi	4/3.0 (-1)	3,073 (+7%)	2mo	$420,000	$137	80
1412 W Mcneese St W	0.70mi	4/2.5 (-1)	2,880 (0%)	9mo	$460,000	$160	53
2255 Longue Vue Dr	0.30mi	4/3.5 (-1)	3,232 (+12%)	9mo	$615,000	$190	51
2411 Misty Wood St	0.39mi	4/3.0 (-1)	3,005 (+4%)	23mo	$565,000	$188	51
4111 Woodside Dr Dr	0.49mi	4/3.5 (-1)	3,155 (+10%)	4mo	$473,000	$150	50
4512 E Quail Hollow Ln E	0.61mi	4/2.5 (-1)	2,650 (-8%)	4mo	$290,000	$109	48
4204 E Jevon Ln E	0.68mi	4/2.5 (-1)	2,970 (+3%)	14mo	$321,500	$108	44
2700 Rue Calais Dr	0.59mi	4/3.5 (-1)	2,638 (-8%)	12mo	$455,000	$172	42
4703 W Quail Hollow Dr W	0.72mi	4/3.5 (-1)	3,230 (+12%)	2mo	$275,000	$85	37
4128 W Jevon Ln W	0.65mi	4/2.5 (-1)	2,484 (-14%)	16mo	$300,000	$121	26
4712 W Greenfield Cir W	0.60mi	4/3.0 (-1)	2,510 (-13%)	24mo	$194,000	$77	26

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: 4.7%
• Equity multiple: 1.19×
• Total profit: $15,406
• Equity at exit: $43,240

10-year hold

• IRR: 18.1%
• Equity multiple: 2.83×
• Total profit: $148,727
• Equity at exit: $25,074

Cash invested: $81,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $3,198 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$169 /mo · $2,032/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $715

Break-even live

Break-even rent $2,292

Max offer price $290,000

Occupancy floor 73%

Sensitivity live

Price	-10% $880	-5% $798	+0% $715	+5% $633	+10% $551
Rent	-10% $463	-5% $589	+0% $715	+5% $842	+10% $968
Rate	-1.0pp $861	-0.5pp $789	base $715	+0.5pp $640	+1.0pp $564

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	13d	1	1.11mi
5124 E Worthington Dr Lake Charles, LA	5.0	4.5	3536	$5,200	$1.47	44d	1	1.39mi

Listing history 18 events

1. 2026-06-19
   days on market $290,000 Active 31 DOM
2. 2026-06-18
   days on market $290,000 Active 30 DOM
3. 2026-06-17
   days on market $290,000 Active 29 DOM
4. 2026-06-16
   days on market $290,000 Active 28 DOM
5. 2026-06-15
   days on market $290,000 Active 27 DOM
6. 2026-06-14
   days on market $290,000 Active 25 DOM
7. 2026-06-13
   days on market $290,000 Active 24 DOM
8. 2026-06-10
   days on market $290,000 Active 22 DOM
9. 2026-06-09
   days on market $290,000 Active 21 DOM
10. 2026-06-08
    days on market $290,000 Active 20 DOM
11. 2026-06-07
    days on market $290,000 Active 19 DOM
12. 2026-06-05
    pricedays on market $290,000 Active 16 DOM
13. 2026-06-02
    days on market $325,000 Active 14 DOM
14. 2026-06-01
    days on market $325,000 Active 13 DOM
15. 2026-05-31
    days on market $325,000 Active 12 DOM
16. 2026-05-30
    days on market $325,000 Active 11 DOM
17. 2026-05-19
    listed $325,000 Active
18. 2000-10-09
    soldstatus $165,000

ⓘ 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: $2,032 · $169/mo
• Projected year-2 tax: $2,032 · $169/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $38,376
• − Mortgage interest: −$16,245
• − Property taxes: −$2,032
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,070
• − Management: −$3,070
• − Depreciation: −$8,436
• Taxable income: $4,073
• Est. tax owed @ 24.0%: −$977
• After-tax cash flow: $7,608/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

+97.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $325,000 SWLAR
• 2000-10-09 Sold (Public Records) $165,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,032 · +2.4% YoY. Source: county tax records.