129 Vanessa Ave · Lake Charles, LA 70605

$249,900

3 bd · 2.0 ba · 1,914 sqft · SingleFamily · 26 Days on market

Built 1986 9,300 sqft lot Est $247k · at est.

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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 +22.4/30.0
• DSCR +7.2/10.0
• ARV discount +7.0/15.0
• Rent growth +5.0/5.0
• 1% rule +4.9/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in University subdivision this two story 3 bedroom 2 bath home has the extra bonus of a covered RV pad in the back of the fenced in property! Master Bedroom is located downstairs (2 bedrooms upstairs) the entire home was refurbished after hurricane Laura, ceilings, drywall, windows, interior paint, new counters, bathrooms and new vinyl siding added to the exterior. HVAC units are also newer. Beautifully landscaped and well maintained by owners, don't miss out on this home centrally locat4ed in South Lake Charles! Storage galore, all rooms have walk in closets, upstairs has 2 walk in attic access to storage. Additional storage pull down is also located over the carport. Home has inst

Key facts

• Covered rv pad
• Walk in attic access
• Newer hvac units

Tags

• COVERED RV PAD
• NEW VINYL SIDING
• NEWER HVAC UNITS
• LANDSCAPED AND WELL MAINTAINED
• WALK IN CLOSETS
• WALK IN ATTIC ACCESS

Property features AI

Exterior

• Parking: Two total parking spaces; Attached carport (2 spaces); Open parking; RV access/parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; Updated/remodeled; Two stories; Slab foundation
• Construction: Vinyl siding; Asphalt shingle roof; House
• Exterior features: Rear porch; Fenced yard with wood fencing; Storage structure on property; City lot, landscaped; Paved city street frontage

Interior

• Kitchen: Built-in range; Disposal
• Bedrooms: One bedroom on the main level
• Bathrooms: Two full bathrooms; One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/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 $249k (0.5% below list).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (+15.1%/yr); 464 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 35% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $7k 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 $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $162k; list at $250k implies a 54% gain — meaningful room to come down on a strong offer.

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 $246,151 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $246,906
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Greenway St	0.14mi	4/2.0 (+1)	1,900 (-1%)	2mo	$263,400	$139	85
209 Vanessa Ave	0.11mi	3/2.0	1,974 (+3%)	12mo	$255,000	$129	80
714 Rampart St St	0.47mi	3/2.0	1,869 (-2%)	3mo	$172,500	$92	71
857 Desoto St St	0.65mi	4/2.0 (+1)	1,858 (-3%)	1mo	$292,200	$157	59
731 Rampart St	0.54mi	3/2.0	1,842 (-4%)	13mo	$285,000	$155	58
445 Washington	0.28mi	4/2.0 (+1)	2,177 (+14%)	3mo	$189,000	$87	56
450 Greenway St	0.56mi	4/3.0 (+1)	1,827 (-4%)	4mo	$215,000	$118	54
401 Montclair St	0.53mi	4/2.0 (+1)	1,760 (-8%)	4mo	$263,000	$149	53
4713 Desoto St	0.63mi	4/2.0 (+1)	1,836 (-4%)	10mo	$229,000	$125	50
113 Overhill Dr	0.53mi	4/2.0 (+1)	1,684 (-12%)	12mo	$260,000	$154	40
713 Bienville St	0.71mi	2/1.0 (-1)	1,679 (-12%)	2mo	$129,000	$77	36
614 Murbelle Rd	0.64mi	4/2.0 (+1)	2,173 (+14%)	9mo	$160,000	$74	35

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-955
• Equity at exit: $37,261

10-year hold

• IRR: 13.6%
• Equity multiple: 2.33×
• Total profit: $92,751
• Equity at exit: $21,607

Cash invested: $69,972 (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 70605

• Rents YoY: 15.1%
• Active inventory: 464
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,486 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$133 /mo · $1,599/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $416

Break-even live

Break-even rent $1,959

Max offer price $249,900

Occupancy floor 78%

Sensitivity live

Price	-10% $557	-5% $486	+0% $416	+5% $345	+10% $274
Rent	-10% $219	-5% $318	+0% $416	+5% $514	+10% $612
Rate	-1.0pp $542	-0.5pp $479	base $416	+0.5pp $351	+1.0pp $285

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	14d	1	0.55mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	45d	1	0.79mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	45d	1	1.36mi

Listing history 20 events

1. 2026-06-21
   pricedays on market $249,900 Active 26 DOM
2. 2026-06-19
   days on market $255,000 Active 24 DOM
3. 2026-06-18
   days on market $255,000 Active 23 DOM
4. 2026-06-17
   days on market $255,000 Active 22 DOM
5. 2026-06-16
   days on market $255,000 Active 21 DOM
6. 2026-06-15
   days on market $255,000 Active 20 DOM
7. 2026-06-14
   days on market $255,000 Active 18 DOM
8. 2026-06-13
   days on market $255,000 Active 17 DOM
9. 2026-06-10
   days on market $255,000 Active 15 DOM
10. 2026-06-09
    days on market $255,000 Active 14 DOM
11. 2026-06-08
    days on market $255,000 Active 13 DOM
12. 2026-06-07
    days on market $255,000 Active 12 DOM
13. 2026-06-05
    days on market $255,000 Active 9 DOM
14. 2026-06-02
    days on market $255,000 Active 7 DOM
15. 2026-06-01
    days on market $255,000 Active 6 DOM
16. 2026-05-31
    days on market $255,000 Active 5 DOM
17. 2026-05-30
    days on market $255,000 Active 4 DOM
18. 2026-05-26
    listed $255,000 Active
19. 2012-12-10
    soldstatus $162,500
20. 2004-08-19
    soldstatus $125,000

ⓘ 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: $1,599 · $133/mo
• Projected year-2 tax: $1,599 · $133/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $29,827
• − Mortgage interest: −$13,998
• − Property taxes: −$1,599
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,386
• − Management: −$2,386
• − Depreciation: −$7,270
• Taxable income: $938
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $4,763/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): 40,482
• Household income: $86,015
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1328.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 12% Italian 3% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -102.68%
• Current HPI: 105.1903
• Rent YoY: ▲ 15.10%
• 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

+104.0% since first listed

3 events — show timeline

• 2026-05-26 Listed $255,000 SWLAR
• 2012-12-10 Sold (Public Records) $162,500 Public Records
• 2004-08-19 Sold (Public Records) $125,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,599 · +2.4% YoY. Source: county tax records.