1915 5th St · Lake Charles, LA 70601

$74,000

3 bd · 1.5 ba · 1,373 sqft · SingleFamily · 91 Days on market

Built 1960 0.41 ac lot $54/sqft · 15% below area Est $87k · 15% under ↓ 13% since listing

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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
• ARV discount +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming 3-bedroom, 1.5-bath home conveniently located in the heart of Lake Charles on a spacious, tree-shaded lot. This move-in-ready property features original wood flooring throughout much of the home. Situated in Flood Zone A. All measurements are approximate (+/-).

Key facts

• Tree-shaded lot
• Move-in-ready
• 0.41 acre lot

Tags

• TREE-SHADED LOT
• ORIGINAL WOOD FLOORING
• MOVE-IN-READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $67k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 30% 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 $512 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 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 $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $67,340 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.69% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.65%
• DSCR: 2.32
• GRM: 4.9

CMA / ARV

• ARV (median comp): $87,368
• List price: $74,000
• Delta: -15.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1909 7th St St	0.17mi	3/1.0	1,396 (+2%)	3mo	$45,000	$32	85
2019 Tulip St	0.71mi	3/2.0	1,387 (+1%)	8mo	$78,000	$56	57
1313 10th St	0.65mi	2/2.0 (-1)	1,370 (-0%)	8mo	$150,000	$109	56
2105 10th St	0.44mi	3/1.0	1,355 (-1%)	24mo	$134,900	$100	56
2318 9th St	0.61mi	3/2.0	1,275 (-7%)	4mo	$94,500	$74	54
1226 7th St	0.57mi	3/1.0	1,446 (+5%)	11mo	$142,000	$98	54
2025 Cline St	0.74mi	2/2.5 (-1)	1,364 (-1%)	10mo	$59,000	$43	47
1034 Iris St	0.74mi	2/2.0 (-1)	1,350 (-2%)	13mo	$154,000	$114	45
2411 2nd St	0.69mi	3/2.0	1,358 (-1%)	24mo	$153,500	$113	44
2005 Evelyn St	0.54mi	3/1.0	1,230 (-10%)	19mo	$70,066	$57	40

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: 19.2%
• Equity multiple: 1.81×
• Total profit: $16,848
• Equity at exit: $11,034

10-year hold

• IRR: 29.8%
• Equity multiple: 4.13×
• Total profit: $64,811
• Equity at exit: $6,398

Cash invested: $20,720 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$388
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$31
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $387

Break-even live

Break-even rent $764

Max offer price $74,000

Occupancy floor 64%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	13d	1	0.39mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	43d	1	0.40mi
333 Mill St Lake Charles, LA	1.0–2.0	1.0	758	$750	$0.99	13d	1	0.68mi
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	21d	1	0.82mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	43d	1	0.84mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	1.10mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	43d	1	1.20mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	43d	1	1.41mi
1735 Saint John St Lake Charles, LA	4.0	2.0	1500	$1,700	$1.13	43d	1	1.50mi

Listing history 13 events

1. 2026-06-10
   days on market $74,000 Active 91 DOM
2. 2026-06-09
   days on market $74,000 Active 90 DOM
3. 2026-06-08
   days on market $74,000 Active 89 DOM
4. 2026-06-07
   days on market $74,000 Active 88 DOM
5. 2026-06-05
   days on market $74,000 Active 85 DOM
6. 2026-06-02
   days on market $74,000 Active 83 DOM
7. 2026-06-01
   days on market $74,000 Active 82 DOM
8. 2026-05-31
   days on market $74,000 Active 81 DOM
9. 2026-05-30
   days on market $74,000 Active 80 DOM
10. 2026-03-11
    listed $74,000 Active 270-char remark

    Show marketing remark (270 chars)

    Charming 3-bedroom, 1.5-bath home conveniently located in the heart of Lake Charles on a spacious, tree-shaded lot. This move-in-ready property features original wood flooring throughout much of the home. Situated in Flood Zone A. All measurements are approximate (+/-).

11. 2023-05-25
    soldstatus 720-char remark

    Show marketing remark (720 chars)

    Very nice updated 3 bedroom 1.5 bath home centrally located on a beautiful large tree shaded lot in Lake Charles. This home is move in ready and would make great first time home or investment property. New roof and the interior of home has been updated with all new paint . There is original wood flooring in most of the home. Open floorplan with large kitchen featuring updated stained cabinets. This home is currently rented for $700 month. Located in flood zone AE. Seller does not have any flood insurance but flood quote is attached and is $970/year. You will love the huge backyard plenty of room. Priced to sell will not last long. Long term tenant occupied home, and will require 24 hour notice for all showings.

12. 2023-05-25
    soldstatus $85,000

    Show marketing remark (720 chars)

    Very nice updated 3 bedroom 1.5 bath home centrally located on a beautiful large tree shaded lot in Lake Charles. This home is move in ready and would make great first time home or investment property. New roof and the interior of home has been updated with all new paint . There is original wood flooring in most of the home. Open floorplan with large kitchen featuring updated stained cabinets. This home is currently rented for $700 month. Located in flood zone AE. Seller does not have any flood insurance but flood quote is attached and is $970/year. You will love the huge backyard plenty of room. Priced to sell will not last long. Long term tenant occupied home, and will require 24 hour notice for all showings.

13. 2022-10-26
    listed $85,000 720-char remark

    Show marketing remark (720 chars)

    Very nice updated 3 bedroom 1.5 bath home centrally located on a beautiful large tree shaded lot in Lake Charles. This home is move in ready and would make great first time home or investment property. New roof and the interior of home has been updated with all new paint . There is original wood flooring in most of the home. Open floorplan with large kitchen featuring updated stained cabinets. This home is currently rented for $700 month. Located in flood zone AE. Seller does not have any flood insurance but flood quote is attached and is $970/year. You will love the huge backyard plenty of room. Priced to sell will not last long. Long term tenant occupied home, and will require 24 hour notice for all showings.

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $709 · $59/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 A · 73% 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: $15,036
• − Mortgage interest: −$4,145
• − Property taxes: −$709
• − Insurance: −$1,872
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$2,153
• Taxable income: $3,751
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $3,740/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

-12.9% since first listed

4 events — show timeline

• 2026-03-11 Listed $74,000 SWLAR
• 2023-05-25 Sold (Public Records) $85,000 Public Records
• 2023-05-25 Sold (MLS) — SWLAR
• 2022-10-26 Listed $85,000 SWLAR

Property tax history

+0.7%/yr

Latest (2025): $709 · +4.5% YoY. Source: county tax records.