325 N Blake St · Lake Charles, LA 70601

$69,500

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 145 Days on market

Built 1980 Good condition 10,018 sqft lot $58/sqft · 32% below area Est $102k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bath home located in Lake Charles, Louisiana, situated on a spacious double lot with incredible potential. This property offers a flexible layout featuring both a living room and a separate dining room area, creating the opportunity to easily convert the space into a third bedroom, home office, or additional living area to fit your needs. Perfect for a first-time homebuyer or an investor, this home provides an excellent opportunity to build equity while adding your own personal touches. The oversized double lot is a rare find and opens the door for future possibilities, including the potential to built a second home or additional structure on the property. Whether you're looking for an affordable place to call home or a smart addition to your investment portfolio, this property offers value, flexibility, and room to grow. Priced to sell; don’t miss this opportunity to own property with extra space and potential in Lake Charles!

Key facts

• Flexible layout
• Living room
• Double lot

Tags

• DOUBLE LOT
• FLEXIBLE LAYOUT
• LIVING ROOM
• DINING ROOM
• POTENTIAL TO BUILD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($922 rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.2% 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: John J. Johnson Ii Elementary School (149 students, 91% FRL); Ray D. Molo Middle Magnet School (math 6% / reading 18%, grade F, #193 of 218 statewide, top 88%, 325 students, 91% FRL); Washington/Marion Magnet High School (math 8% / reading 12%, grade F, #241 of 265 statewide, top 93%, 587 students, 80% FRL) — zoned schools average 87% FRL vs 52% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 37% district-wide (-26 pts) — the specific schools serving this property underperform the Calcasieu Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.2%/yr); 424 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 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 $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($61k) 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 $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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: 1.33% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.92%
• DSCR: 1.84
• GRM: 6.3

CMA / ARV

• ARV (median comp): $102,428
• List price: $69,500
• Delta: -32.15%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Ford St	1.09mi	2/2.0	1,169 (-3%)	4mo	$180,000	$154	54
410 Adams St	0.68mi	3/2.0 (+1)	1,250 (+4%)	12mo	$130,000	$104	42
715 N Malcolm St St N	1.03mi	3/1.5 (+1)	1,100 (-8%)	7mo	$95,000	$86	38
422 Bank St	0.75mi	2/1.0	960 (-20%)	4mo	$54,000	$56	37
713 Drew St	1.08mi	2/2.0	1,300 (+8%)	13mo	$84,888	$65	36
316 N Bank St	0.49mi	3/2.0 (+1)	1,395 (+16%)	13mo	$15,000	$11	32
424 Bank St	0.76mi	2/1.0	1,000 (-17%)	14mo	$78,000	$78	28
2025 Cline St	0.78mi	2/2.5	1,364 (+14%)	12mo	$59,000	$43	27
427 Ford St	0.94mi	3/2.0 (+1)	1,033 (-14%)	20mo	$85,000	$82	16

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: 14.0%
• Equity multiple: 1.58×
• Total profit: $11,305
• Equity at exit: $10,363

10-year hold

• IRR: 25.0%
• Equity multiple: 3.48×
• Total profit: $48,256
• Equity at exit: $6,009

Cash invested: $19,460 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 3 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $94,750 ($86/sqft)
• Median days on market: 147 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: -0.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70601

• Rents YoY: 6.2%
• Active inventory: 424
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $922 high
• Mortgage (P&I): −$364
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $307

Break-even live

Break-even rent $533

Max offer price $69,500

Occupancy floor 62%

Sensitivity live

Price	-10% $346	-5% $327	+0% $307	+5% $287	+10% $268
Rent	-10% $234	-5% $270	+0% $307	+5% $343	+10% $380
Rate	-1.0pp $342	-0.5pp $325	base $307	+0.5pp $289	+1.0pp $271

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: $17,375
• Closing costs: $2,085
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 Pryce St Unit A Lake Charles, LA	1.0	1.0	825	$795	$0.96	70d	1	0.88mi
333 Mill St Lake Charles, LA	1.0–2.0	1.0	758	$750	$0.99	62d	1	1.05mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	93d	1	1.10mi
823 Kirkman St Unit 4 Lake Charles, LA	1.0	1.0	950	$600	$0.63	70d	1	1.19mi
401 Division St Lake Charles, LA	1.0	1.0	711	$1,095	$1.54	62d	1	1.21mi
2701 Cline St Unit C Lake Charles, LA	2.0	1.0	864	$700	$0.81	70d	1	1.39mi

Listing history 50 events

1. 2026-08-08
   days on market $69,500 Active 145 DOM
2. 2026-08-07
   days on market $69,500 Active 144 DOM
3. 2026-08-06
   days on market $69,500 Active 143 DOM
4. 2026-08-05
   days on market $69,500 Active 142 DOM
5. 2026-08-04
   days on market $69,500 Active 141 DOM
6. 2026-08-03
   days on market $69,500 Active 140 DOM
7. 2026-07-31
   days on market $69,500 Active 137 DOM
8. 2026-07-29
   days on market $69,500 Active 135 DOM
9. 2026-07-27
   days on market $69,500 Active 133 DOM
10. 2026-07-25
    days on market $69,500 Active 131 DOM
11. 2026-07-23
    days on market $69,500 Active 129 DOM
12. 2026-07-22
    days on market $69,500 Active 128 DOM
13. 2026-07-21
    days on market $69,500 Active 127 DOM
14. 2026-07-18
    days on market $69,500 Active 124 DOM
15. 2026-07-16
    days on market $69,500 Active 122 DOM
16. 2026-07-16
    days on market $69,500 Active 121 DOM
17. 2026-07-14
    days on market $69,500 Active 120 DOM
18. 2026-07-13
    days on market $69,500 Active 119 DOM
19. 2026-07-12
    days on market $69,500 Active 118 DOM
20. 2026-07-11
    days on market $69,500 Active 117 DOM
21. 2026-07-10
    days on market $69,500 Active 116 DOM
22. 2026-07-09
    days on market $69,500 Active 115 DOM
23. 2026-07-08
    days on market $69,500 Active 114 DOM
24. 2026-07-07
    days on market $69,500 Active 113 DOM
25. 2026-07-06
    days on market $69,500 Active 112 DOM
26. 2026-07-05
    days on market $69,500 Active 111 DOM
27. 2026-07-04
    days on market $69,500 Active 110 DOM
28. 2026-07-03
    days on market $69,500 Active 109 DOM
29. 2026-07-03
    days on market $69,500 Active 108 DOM
30. 2026-07-01
    days on market $69,500 Active 107 DOM
31. 2026-06-30
    days on market $69,500 Active 106 DOM
32. 2026-06-29
    days on market $69,500 Active 105 DOM
33. 2026-06-28
    days on market $69,500 Active 104 DOM
34. 2026-06-28
    days on market $69,500 Active 103 DOM
35. 2026-06-27
    days on market $69,500 Active 102 DOM
36. 2026-06-25
    days on market $69,500 Active 100 DOM
37. 2026-06-23
    days on market $69,500 Active 98 DOM
38. 2026-06-21
    days on market $69,500 Active 97 DOM
39. 2026-06-19
    days on market $69,500 Active 95 DOM
40. 2026-06-18
    days on market $69,500 Active 94 DOM
41. 2026-06-17
    days on market $69,500 Active 93 DOM
42. 2026-06-16
    days on market $69,500 Active 92 DOM
43. 2026-06-15
    days on market $69,500 Active 91 DOM
44. 2026-06-14
    days on market $69,500 Active 89 DOM
45. 2026-06-13
    days on market $69,500 Active 88 DOM
46. 2026-06-10
    pricedays on market $69,500 Active 86 DOM
47. 2026-06-09
    days on market $72,500 Active 85 DOM
48. 2026-06-08
    days on market $72,500 Active 84 DOM
49. 2026-06-07
    days on market $72,500 Active 83 DOM
50. 2026-06-05
    days on market $72,500 Active 80 DOM

ⓘ 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: $336 · $28/mo
• Projected year-2 tax: $382 · $32/mo
• Expected delta: +$46/yr (+$4/mo · 13.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $11,063
• − Mortgage interest: −$3,893
• − Property taxes: −$336
• − Insurance: −$348
• − Repairs & maintenance: −$885
• − Management: −$885
• − Depreciation: −$2,022
• Taxable income: $2,694
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $3,036/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $6,000–$18,000 screening

This charming 2-bedroom, 1-bath home in Lake Charles, Louisiana, is in good condition with a good rehab level. It offers a flexible layout and a spacious double lot with incredible potential.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters granite Appliances stainless steel HVAC central · new lt5

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage to the home. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 11/100

Zoned Schools

Elementary Ralph F. Wilson Elementary School F LA #550/646 Nat'l #37,719/41,679 Middle Ray D. Molo Middle Magnet School F LA #193/218 Nat'l #13,125/14,009 High Washington/marion Magnet High School F LA #241/265 Nat'l #16,463/17,239

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

C Composite livability gradescore 68/100

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 · 212,179 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: 6% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-03-17 Listed $72,500 SWLAR

Property tax history

+0.5%/yr

Latest (2025): $336 · +4.5% YoY. Source: county tax records.