2000 Rose St · Lake Charles, LA 70601

$136,000

3 bd · 1.0 ba · 1,550 sqft · SingleFamily · 318 Days on market

Built 1980 0.27 ac lot $88/sqft · 63% above area

---

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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3-bedroom 1 bath home on a spacious corner lot, featuring wood floors, a welcoming dining area, Kitchen features granite countertops, gas stove, stainless steel appliances, Neutral tones throughout offer a canvas for your personal touches. Property includes a convenient 2-car garage. Measurements are M/L and buyer to verify school zones.

Key facts

• Wood floors
• Dining area
• Gas stove

Tags

• CORNER LOT
• WOOD FLOORS
• DINING AREA
• GRANITE COUNTERTOPS
• GAS STOVE
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $120k (12.0% 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.
• Market conditions: Rents rising fast (+6.2%/yr); 363 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 35% of the median local income ($50k/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 $940 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 + 6.2% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 1.08% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (median comp): $83,632
• List price: $136,000
• Delta: 62.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2002 13th St	0.13mi	3/2.0	1,560 (+1%)	4mo	$78,000	$50	85
2504 4th Ave Ave	0.27mi	3/2.0	1,510 (-3%)	2mo	$161,500	$107	78
2405 Gardenia St	0.20mi	3/2.0	1,450 (-6%)	2mo	$75,000	$52	74
1404 Dautel St	0.50mi	3/2.0	1,523 (-2%)	1mo	$75,000	$49	69
2019 Tulip St	0.09mi	3/2.0	1,387 (-10%)	8mo	$78,000	$56	68
1624 9th St St	0.43mi	3/2.0	1,636 (+6%)	1mo	$120,000	$73	66
2318 17th St	0.56mi	3/2.0	1,600 (+3%)	2mo	$169,000	$106	63
2229 13th St	0.34mi	3/2.0	1,344 (-13%)	1mo	$169,000	$126	57
1909 7th St St	0.51mi	3/1.0	1,396 (-10%)	3mo	$45,000	$32	57
2210 17th St	0.45mi	3/4.5	1,680 (+8%)	4mo	$179,000	$107	48
1400 14th St	0.51mi	4/2.0 (+1)	1,353 (-13%)	8mo	$135,300	$100	40
1313 10th St	0.62mi	2/2.0 (-1)	1,370 (-12%)	8mo	$150,000	$109	36

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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $4,477
• Equity at exit: $20,278

10-year hold

• IRR: 15.1%
• Equity multiple: 2.39×
• Total profit: $52,965
• Equity at exit: $11,759

Cash invested: $38,080 (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 70601

• Rents YoY: 6.2%
• Active inventory: 363
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$713
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $341

Break-even live

Break-even rent $1,043

Max offer price $136,000

Occupancy floor 72%

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	20d	1	0.13mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	20d	1	0.65mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	43d	1	0.65mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.93mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.16mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	1.40mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	1.46mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	43d	1	1.47mi

Listing history 21 events

1. 2026-06-19
   days on market $136,000 Active 318 DOM
2. 2026-06-18
   days on market $136,000 Active 317 DOM
3. 2026-06-17
   days on market $136,000 Active 316 DOM
4. 2026-06-16
   days on market $136,000 Active 315 DOM
5. 2026-06-15
   days on market $136,000 Active 314 DOM
6. 2026-06-14
   days on market $136,000 Active 312 DOM
7. 2026-06-13
   days on market $136,000 Active 311 DOM
8. 2026-06-10
   days on market $136,000 Active 309 DOM
9. 2026-06-09
   days on market $136,000 Active 308 DOM
10. 2026-06-08
    days on market $136,000 Active 307 DOM
11. 2026-06-07
    days on market $136,000 Active 306 DOM
12. 2026-06-05
    days on market $136,000 Active 303 DOM
13. 2026-06-02
    days on market $136,000 Active 301 DOM
14. 2026-06-01
    days on market $136,000 Active 300 DOM
15. 2026-05-31
    days on market $136,000 Active 299 DOM
16. 2026-05-30
    days on market $136,000 Active 298 DOM
17. 2025-06-06
    listed $136,000 Active 344-char remark

    Show marketing remark (344 chars)

    Nice 3-bedroom 1 bath home on a spacious corner lot, featuring wood floors, a welcoming dining area, Kitchen features granite countertops, gas stove, stainless steel appliances, Neutral tones throughout offer a canvas for your personal touches. Property includes a convenient 2-car garage. Measurements are M/L and buyer to verify school zones.

18. 2019-04-30
    soldstatus 460-char remark

    Show marketing remark (460 chars)

    Looking for a updated home at a great price? This home offers 3 bedrooms, 1 bath and offers an extra room that could be used for office. The living area and bedrooms have original wood floors throughout. Spacious dining area, kitchen offers granite, gas stove, plus stainless appliances are included. Neutral paint colors, 2 Car garage. This home is located in flood zone X. Flood insurance may not be required by lender. Call your Realtor today for a showing!

19. 2019-04-30
    soldstatus $126,000

    Show marketing remark (460 chars)

    Looking for a updated home at a great price? This home offers 3 bedrooms, 1 bath and offers an extra room that could be used for office. The living area and bedrooms have original wood floors throughout. Spacious dining area, kitchen offers granite, gas stove, plus stainless appliances are included. Neutral paint colors, 2 Car garage. This home is located in flood zone X. Flood insurance may not be required by lender. Call your Realtor today for a showing!

20. 2019-02-19
    listed $124,900 460-char remark

    Show marketing remark (460 chars)

    Looking for a updated home at a great price? This home offers 3 bedrooms, 1 bath and offers an extra room that could be used for office. The living area and bedrooms have original wood floors throughout. Spacious dining area, kitchen offers granite, gas stove, plus stainless appliances are included. Neutral paint colors, 2 Car garage. This home is located in flood zone X. Flood insurance may not be required by lender. Call your Realtor today for a showing!

21. 2018-03-26
    soldstatus $46,000

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $748 · $62/mo
• Expected delta: +$95/yr (+$8/mo · 14.5%)

ⓘ 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) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 17 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: $17,695
• − Mortgage interest: −$7,618
• − Property taxes: −$653
• − Insurance: −$680
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$3,956
• Taxable income: $1,956
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $3,618/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): 30,872
• Household income: $49,992
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1304.0

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 0.55)
• Race & ethnicity: Black 59% White 31% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Lithuanian 7% Iranian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -109.32%
• Current HPI: 55.6127
• Rent YoY: ▲ 6.18%
• 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

+195.7% since first listed

5 events — show timeline

• 2025-06-06 Listed $136,000 SWLAR
• 2019-04-30 Sold (Public Records) $126,000 Public Records
• 2019-04-30 Sold (MLS) — SWLAR
• 2019-02-19 Listed $124,900 SWLAR
• 2018-03-26 Sold (Public Records) $46,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $653 · +1.3% YoY. Source: county tax records.