325 N Blake St · Lake Charles, LA 70601

$67,500

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 39 Days on market

Built 1980 Good condition 10,018 sqft lot $56/sqft · 17% below area Est $81k · 17% 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 +8.5/10.0
• 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

MOTIVATED SELLER!! 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 home buyer or an investor, this home provides an excellent opportunity to build equity while adding your own personal touches.

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 $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($914 rent vs $68k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 5.1% 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); 512 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $467 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 39 days — a 3% lower offer ($65k) 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 $65,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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: 1.35% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.79%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

• ARV (median comp): $80,982
• List price: $67,500
• Delta: -16.65%
• Verdict: UNDERPRICED
• Comps: 15 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%)	6mo	$180,000	$154	51
410 Adams St	0.68mi	3/2.0 (+1)	1,250 (+4%)	15mo	$130,000	$104	40
715 N Malcolm St St N	1.03mi	3/1.5 (+1)	1,100 (-8%)	10mo	$95,000	$86	36
422 Bank St	0.75mi	2/1.0	960 (-20%)	7mo	$54,000	$56	35
713 Drew St	1.08mi	2/2.0	1,300 (+8%)	16mo	$84,888	$65	34
316 N Bank St	0.49mi	3/2.0 (+1)	1,395 (+16%)	16mo	$15,000	$11	30
424 Bank St	0.76mi	2/1.0	1,000 (-17%)	17mo	$78,000	$78	26
2025 Cline St	0.78mi	2/2.5	1,364 (+14%)	14mo	$59,000	$43	24
427 Ford St	0.94mi	3/2.0 (+1)	1,033 (-14%)	23mo	$85,000	$82	14

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: 15.2%
• Equity multiple: 1.63×
• Total profit: $11,904
• Equity at exit: $10,064

10-year hold

• IRR: 26.0%
• Equity multiple: 3.60×
• Total profit: $49,051
• Equity at exit: $5,836

Cash invested: $18,900 (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 →

Active competition Active MLS

• For sale now: 8 active · 4 under contract
• Median asking: $118,500 ($95/sqft)
• Median days on market: 94 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: -29.2% 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: 512
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $914 high
• Mortgage (P&I): −$354
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $312

Break-even live

Break-even rent $519

Max offer price $67,500

Occupancy floor 61%

Sensitivity live

Price	-10% $350	-5% $331	+0% $312	+5% $293	+10% $273
Rent	-10% $239	-5% $276	+0% $312	+5% $348	+10% $384
Rate	-1.0pp $346	-0.5pp $329	base $312	+0.5pp $294	+1.0pp $276

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: $16,875
• Closing costs: $2,025
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Kirkman St Lake Charles, LA	2.0	1.0	800	$900	$1.12	10d	1	0.84mi
709 Pryce St Unit A Lake Charles, LA	1.0	1.0	825	$795	$0.96	162d	1	0.88mi
1512 Brick St Lake Charles, LA	2.0	1.0	700	$750	$1.07	9d	1	0.88mi
713 Sally Mae St Unit 6 Lake Charles, LA	1.0	1.0	900	$600	$0.67	10d	1	0.98mi
718 Division St Lake Charles, LA	3.0	2.0	1400	$3,200	$2.29	46d	1	1.04mi
707 Division St Unit B Lake Charles, LA	2.0	2.0	1500	$1,600	$1.07	49d	1	1.05mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	184d	1	1.10mi
823 Kirkman St Unit 4 Lake Charles, LA	1.0	1.0	950	$600	$0.63	162d	1	1.19mi
1911 2nd St Lake Charles, LA	3.0	1.0	1250	$1,150	$0.92	51d	1	1.23mi
333 Mill St Lake Charles, LA	1.0–2.0	1.0	758	$750	$0.99	0d	1	1.24mi
1628 Bryant Ct Lake Charles, LA	1.0	1.0	700	$600	$0.86	9d	1	1.27mi
1628 Bryant Ct Lake Charles, LA	1.0	1.0	700	$700	$1.00	21d	1	1.27mi
2701 Cline St Unit C Lake Charles, LA	2.0	1.0	864	$700	$0.81	10d	1	1.39mi
922 Cleveland St Apt M Lake Charles, LA	1.0	1.0	900	$650	$0.72	21d	1	1.47mi

Property features AI

Exterior

• Utilities: Public waterPublic sewerElectricity connectedNatural gas availableWater connected
• Home design: Single-family houseOne-story
• Exterior features: Front yardBack yardCity lotLot roughly 102 x 100 (0.23 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioningHome has heating and cooling
• Interior features: No fireplace

Listing history 50 events

1. 2026-11-08
   days on market $67,500 Active 39 DOM
2. 2026-11-07
   days on market $67,500 Active 38 DOM
3. 2026-11-06
   days on market $67,500 Active 37 DOM
4. 2026-11-05
   days on market $67,500 Active 36 DOM
5. 2026-11-04
   days on market $67,500 Active 35 DOM
6. 2026-11-02
   days on market $67,500 Active 33 DOM
7. 2026-11-01
   days on market $67,500 Active 32 DOM
8. 2026-10-31
   days on market $67,500 Active 31 DOM
9. 2026-10-30
   days on market $67,500 Active 30 DOM
10. 2026-10-29
    days on market $67,500 Active 29 DOM
11. 2026-10-28
    days on market $67,500 Active 28 DOM
12. 2026-10-27
    days on market $67,500 Active 27 DOM
13. 2026-10-26
    days on market $67,500 Active 26 DOM
14. 2026-10-25
    days on market $67,500 Active 25 DOM
15. 2026-10-24
    days on market $67,500 Active 24 DOM
16. 2026-10-23
    days on market $67,500 Active 23 DOM
17. 2026-10-22
    days on market $67,500 Active 22 DOM
18. 2026-10-21
    days on market $67,500 Active 21 DOM
19. 2026-10-20
    days on market $67,500 Active 20 DOM
20. 2026-10-19
    days on market $67,500 Active 19 DOM
21. 2026-10-18
    days on market $67,500 Active 18 DOM
22. 2026-10-17
    days on market $67,500 Active 17 DOM
23. 2026-10-16
    days on market $67,500 Active 16 DOM
24. 2026-10-15
    days on market $67,500 Active 15 DOM
25. 2026-10-14
    days on market $67,500 Active 14 DOM
26. 2026-10-13
    days on market $67,500 Active 13 DOM
27. 2026-10-12
    days on market $67,500 Active 12 DOM
28. 2026-10-11
    days on market $67,500 Active 11 DOM
29. 2026-10-10
    days on market $67,500 Active 10 DOM
30. 2026-10-09
    days on market $67,500 Active 9 DOM
31. 2026-10-08
    days on market $67,500 Active 8 DOM
32. 2026-10-07
    days on market $67,500 Active 7 DOM
33. 2026-10-06
    days on market $67,500 Active 6 DOM
34. 2026-10-05
    days on market $67,500 Active 5 DOM
35. 2026-10-04
    days on market $67,500 Active 4 DOM
36. 2026-10-04
    days on market $67,500 Active 3 DOM
37. 2026-10-02
    days on market $67,500 Active 2 DOM
38. 2026-10-01
    pricedays on marketlisting id $67,500 Active 1 DOM
39. 2026-09-17
    days on market $69,500 Active 185 DOM
40. 2026-09-16
    days on market $69,500 Active 184 DOM
41. 2026-09-15
    days on market $69,500 Active 183 DOM
42. 2026-09-14
    days on market $69,500 Active 182 DOM
43. 2026-09-13
    days on market $69,500 Active 181 DOM
44. 2026-09-12
    days on market $69,500 Active 180 DOM
45. 2026-09-11
    days on market $69,500 Active 179 DOM
46. 2026-09-05
    days on market $69,500 Active 173 DOM
47. 2026-09-04
    days on market $69,500 Active 172 DOM
48. 2026-09-03
    days on market $69,500 Active 171 DOM
49. 2026-08-31
    days on market $69,500 Active 168 DOM
50. 2026-08-30
    days on market $69,500 Active 167 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: $371 · $31/mo
• Expected delta: +$35/yr (+$3/mo · 10.5%)

ⓘ 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 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: $10,963
• − Mortgage interest: −$3,781
• − Property taxes: −$336
• − Insurance: −$338
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$1,964
• Taxable income: $2,791
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $3,070/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%
• 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

Property features AI

Exterior

• Utilities: Public waterPublic sewerElectricity connectedNatural gas availableWater connected
• Home design: Single-family houseOne-story
• Exterior features: Front yardBack yardCity lotLot roughly 102 x 100 (0.23 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioningHome has heating and cooling
• Interior features: No fireplace

Price history

1 event — show timeline

• 2026-09-30 Listed $67,500 SWLAR

Property tax history

+0.5%/yr

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