4033 Brentwood Ave · Lake Charles, LA 70607

$139,711

3 bd · 2.0 ba · 1,250 sqft · SingleFamily · 54 Days on market

Built 1980 6,098 sqft lot $112/sqft · 14% below area Est $162k · 14% under

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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 +21.3/30.0
• ARV discount +13.8/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• 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

This charming home has great potential in a convenient location! Super cute 3 bedroom, 2 bath home located in the Briarfield Estates neighborhood in Lake Charles. The living room features cathedral ceilings that create an open and airy feel, perfect for relaxing or entertaining. The property was previously used as a rental, offering potential for investors or future homeowners. Located in Flood Zone X where flood insurance is typically not required! Call today for more information! All measurements are m/l.

Key facts

• Flood zone x
• 6,098 sq ft lot
• Garage

Tags

• FLOOD ZONE X

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $135k (3.2% below list).
• Recommended offer: $135k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $966 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.
• Current owner paid $84k; list at $140k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $135,234 (3.2% below list)

Questions for the listing agent

1. It's been on market 54 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: 0.97% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (median comp): $162,429
• List price: $139,711
• Delta: -13.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4001 Briarfield Ln	0.08mi	3/2.0	1,269 (+2%)	12mo	$168,000	$132	84
4041 Fourden	0.16mi	3/—	1,370 (+10%)	3mo	$145,000	$106	74
3706 Texas St	0.40mi	3/2.0	1,364 (+9%)	3mo	$129,900	$95	64
3707 Yale St	0.51mi	3/1.0	1,270 (+2%)	9mo	$50,000	$39	62
1113 Cactus Dr	0.39mi	4/1.0 (+1)	1,285 (+3%)	11mo	$75,000	$58	59
1404 Meadow Dr	0.23mi	2/1.0 (-1)	1,125 (-10%)	8mo	$55,000	$49	57
1120 Sage Dr	0.35mi	3/1.0	1,085 (-13%)	3mo	$89,000	$82	55
1616 Meadow Dr	0.29mi	3/1.0	1,114 (-11%)	14mo	$86,500	$78	53
1620 California St	0.54mi	3/1.0	1,310 (+5%)	14mo	$117,000	$89	52
3908 Center St	0.68mi	3/1.0	1,197 (-4%)	11mo	$130,000	$109	48
1309 Rosetta St	0.57mi	3/1.0	1,383 (+11%)	6mo	$55,300	$40	47
3706 Harvard St	0.71mi	2/1.0 (-1)	1,200 (-4%)	6mo	$131,000	$109	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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,579
• Equity at exit: $20,831

10-year hold

• IRR: 12.5%
• Equity multiple: 2.20×
• Total profit: $46,795
• Equity at exit: $12,080

Cash invested: $39,119 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$733
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $203

Break-even live

Break-even rent $1,095

Max offer price $139,711

Occupancy floor 80%

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: $34,928
• Closing costs: $4,191
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	21d	1	0.29mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	0.47mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	0.56mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	0.65mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	0.80mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	13d	1	0.80mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	13d	1	0.81mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	0.82mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	0.84mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	43d	1	0.90mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	1.01mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.04mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	1.04mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	1.30mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	21d	1	1.35mi
5014 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	13d	1	1.44mi
5018 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	43d	1	1.45mi

Listing history 8 events

1. 2026-05-18
   status Pending 512-char remark

   Show marketing remark (512 chars)

   This charming home has great potential in a convenient location! Super cute 3 bedroom, 2 bath home located in the Briarfield Estates neighborhood in Lake Charles. The living room features cathedral ceilings that create an open and airy feel, perfect for relaxing or entertaining. The property was previously used as a rental, offering potential for investors or future homeowners. Located in Flood Zone X where flood insurance is typically not required! Call today for more information! All measurements are m/l.

2. 2026-03-30
   status Active 512-char remark

   Show marketing remark (512 chars)

   This charming home has great potential in a convenient location! Super cute 3 bedroom, 2 bath home located in the Briarfield Estates neighborhood in Lake Charles. The living room features cathedral ceilings that create an open and airy feel, perfect for relaxing or entertaining. The property was previously used as a rental, offering potential for investors or future homeowners. Located in Flood Zone X where flood insurance is typically not required! Call today for more information! All measurements are m/l.

3. 2026-03-18
   status Pending 512-char remark

   Show marketing remark (512 chars)

   This charming home has great potential in a convenient location! Super cute 3 bedroom, 2 bath home located in the Briarfield Estates neighborhood in Lake Charles. The living room features cathedral ceilings that create an open and airy feel, perfect for relaxing or entertaining. The property was previously used as a rental, offering potential for investors or future homeowners. Located in Flood Zone X where flood insurance is typically not required! Call today for more information! All measurements are m/l.

4. 2026-03-13
   listed $139,711 Active 512-char remark

   Show marketing remark (512 chars)

   This charming home has great potential in a convenient location! Super cute 3 bedroom, 2 bath home located in the Briarfield Estates neighborhood in Lake Charles. The living room features cathedral ceilings that create an open and airy feel, perfect for relaxing or entertaining. The property was previously used as a rental, offering potential for investors or future homeowners. Located in Flood Zone X where flood insurance is typically not required! Call today for more information! All measurements are m/l.

5. 2014-12-01
   soldstatus $84,000
6. 2014-11-25
   soldstatus 115-char remark

   Show marketing remark (115 chars)

   Great home with fenced backyard. Cathedral ceilings in living room. Nice sized bedrooms. Updated kitchen. Must see!

7. 2014-07-09
   listed $96,000 115-char remark

   Show marketing remark (115 chars)

   Great home with fenced backyard. Cathedral ceilings in living room. Nice sized bedrooms. Updated kitchen. Must see!

8. 2005-02-02
   soldstatus $77,500

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $889 · $74/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 X (shaded) · 70% 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: $16,228
• − Mortgage interest: −$7,826
• − Property taxes: −$889
• − Insurance: −$699
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$4,064
• Taxable income: $154
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,404/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

+80.3% since first listed

8 events — show timeline

• 2026-05-18 Pending — SWLAR
• 2026-03-30 Relisted — SWLAR
• 2026-03-18 Pending — SWLAR
• 2026-03-13 Listed $139,711 SWLAR
• 2014-12-01 Sold (Public Records) $84,000 Public Records
• 2014-11-25 Sold (MLS) — SWLAR
• 2014-07-09 Listed $96,000 SWLAR
• 2005-02-02 Sold (Public Records) $77,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $889 · +1.3% YoY. Source: county tax records.