3601 1st Ave Ave · Lake Charles, LA 70607

$129,500

3 bd · 2.0 ba · 1,512 sqft · SingleFamily · 188 Days on market

Built 1980 7,841 sqft lot $86/sqft · at area comps Est $124k · at est.

---

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 +25.7/30.0
• DSCR +8.5/10.0
• 1% rule +5.8/10.0
• ARV discount +5.6/15.0
• Rent growth +4.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3-bedroom, 2-bath home in central Lake Charles with fresh paint and updated flooring. This home offers a comfortable layout with a bright living areas and a well-sized kitchen. Conveniently located near shopping, restaurants, and McNeese State University. The large, fully fenced backyard is perfect for pets and outdoor activities. Located in Flood Zone X, where flood insurance is typically not required.

Key facts

• Well-sized kitchen
• Near shopping
• Near restaurants

Tags

• UPDATED FLOORING
• WELL-SIZED KITCHEN
• FULLY FENCED BACKYARD
• NEAR SHOPPING
• NEAR RESTAURANTS
• NEAR MCNEESE STATE UNIVERSITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+8.6%/yr); 567 active listings in the ZIP; 14 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 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 + 8.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

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 $113,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (median comp): $124,368
• List price: $129,500
• Delta: 4.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Tulane St	0.26mi	3/2.0	1,620 (+7%)	4mo	$148,000	$91	73
1309 Rosetta St	0.11mi	3/1.0	1,383 (-8%)	6mo	$55,300	$40	72
3706 Texas St	0.22mi	3/2.0	1,364 (-10%)	3mo	$129,900	$95	71
3705 Harvard St	0.58mi	3/2.0	1,520 (+0%)	4mo	$160,500	$106	69
3836 Brentwood St	0.30mi	4/2.0 (+1)	1,500 (-1%)	13mo	$205,000	$137	68
1312 N Elton Ct N	0.50mi	3/2.0	1,535 (+2%)	11mo	$120,000	$78	65
2210 S Lake Michele Cir	0.57mi	3/2.0	1,508 (-0%)	10mo	$195,000	$129	64
2209 Michele Ct	0.65mi	3/2.0	1,447 (-4%)	2mo	$195,000	$135	61
4041 Fourden	0.56mi	3/—	1,370 (-9%)	3mo	$145,000	$106	56
3824 Harvard St	0.67mi	3/2.0	1,450 (-4%)	7mo	$210,000	$145	56
3705 Auburn St	0.71mi	3/2.0	1,604 (+6%)	8mo	$110,000	$69	50
3808 W Lake Michele Cir W	0.50mi	4/2.0 (+1)	1,684 (+11%)	9mo	$217,000	$129	46

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: 4.1%
• Equity multiple: 1.17×
• Total profit: $6,033
• Equity at exit: $19,309

10-year hold

• IRR: 17.6%
• Equity multiple: 2.77×
• Total profit: $64,167
• Equity at exit: $11,197

Cash invested: $36,260 (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 70607

• Rents YoY: 8.6%
• Active inventory: 567
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$679
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $308

Break-even live

Break-even rent $1,014

Max offer price $129,500

Occupancy floor 73%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	0.03mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	0.30mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	20d	1	0.35mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	0.50mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.56mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	0.59mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	0.72mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	20d	1	0.76mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	43d	1	0.91mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	43d	1	0.93mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	0.99mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	20d	1	1.10mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	20d	1	1.17mi
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	20d	1	1.33mi

Listing history 7 events

1. 2026-05-31
   days on market $129,500 Active 188 DOM
2. 2026-05-30
   days on market $129,500 Active 187 DOM
3. 2026-04-13
   price $129,500 415-char remark

   Show marketing remark (415 chars)

   Adorable 3-bedroom, 2-bath home in central Lake Charles with fresh paint and updated flooring. This home offers a comfortable layout with a bright living areas and a well-sized kitchen. Conveniently located near shopping, restaurants, and McNeese State University. The large, fully fenced backyard is perfect for pets and outdoor activities. Located in Flood Zone X, where flood insurance is typically not required.

4. 2025-11-24
   listed $138,500 Active 415-char remark

   Show marketing remark (415 chars)

   Adorable 3-bedroom, 2-bath home in central Lake Charles with fresh paint and updated flooring. This home offers a comfortable layout with a bright living areas and a well-sized kitchen. Conveniently located near shopping, restaurants, and McNeese State University. The large, fully fenced backyard is perfect for pets and outdoor activities. Located in Flood Zone X, where flood insurance is typically not required.

5. 2019-09-30
   soldstatus $127,000
6. 2019-08-30
   soldstatus $97,000
7. 1997-02-10
   soldstatus $58,000

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $819 · $68/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $16,854
• − Mortgage interest: −$7,254
• − Property taxes: −$819
• − Insurance: −$648
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,767
• Taxable income: $1,670
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $3,298/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): 27,080
• Household income: $60,351
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1267.0

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 0.65)
• Race & ethnicity: White 46% Black 36% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 10% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -91.59%
• Current HPI: 93.679
• Rent YoY: ▲ 8.55%
• 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

+123.3% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $129,500 SWLAR
• 2025-11-24 Listed $138,500 SWLAR
• 2019-09-30 Sold (Public Records) $127,000 Public Records
• 2019-08-30 Sold (Public Records) $97,000 Public Records
• 1997-02-10 Sold (Public Records) $58,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $819 · +1.3% YoY. Source: county tax records.