2503 Oak Cliff St · Lake Charles, LA 70607

$160,000

3 bd · 1.5 ba · 1,235 sqft · SingleFamily · 77 Days on market

Built 1975 8,712 sqft lot $130/sqft · 22% below area Est $206k · 22% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Rent growth +4.6/5.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and well-maintained 3 bedroom, 1.5 bath home with a single-car garage located in a quiet, established neighborhood with beautiful mature oak trees lining the streets and sidewalks throughout the community. This home offers 1,331 square feet of living space and features high-end Taj Mahal quartzite countertops, new appliances, and thoughtful updates throughout. The garage is equipped with a 220V hookup, making it convenient for electric vehicle charging or a generator connection. Enjoy a large fenced-in backyard complete with a gate, fire pit, and gazebo that will remain with the home, creating the perfect space for relaxing or entertaining. The property also includes an insulated storage shed ideal for lawn equipment and additional storage. The home is located in Flood Zone X where flood insurance is typically not required. The property is on a private water well equipped with a water softener system, helping keep monthly utility costs low. Conveniently located near McNeese State University, SOWELA Technical Community College, major shopping centers, and hardware stores, making it a great location for everyday convenience.

Key facts

• Gazebo
• Fire pit
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• FIRE PIT
• GAZEBO
• INSULATED STORAGE SHED
• PRIVATE WATER WELL
• WATER SOFTENER SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $132 ($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 $137k (14.4% below list).
• Recommended offer: $137k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 (+8.6%/yr); 567 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $107k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $136,990 (14.4% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (median comp): $206,077
• List price: $160,000
• Delta: -22.36%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2564 Alma Dr	0.60mi	3/2.0	1,236 (+0%)	13mo	$130,000	$105	59
5554 E Pinewood Dr E	0.26mi	3/2.0	1,400 (+13%)	23mo	$167,000	$119	44

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-10,386
• Equity at exit: $23,857

10-year hold

• IRR: 8.4%
• Equity multiple: 1.77×
• Total profit: $34,388
• Equity at exit: $13,834

Cash invested: $44,800 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $132

Break-even live

Break-even rent $1,203

Max offer price $160,000

Occupancy floor 85%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	20d	1	1.29mi

Listing history 26 events

1. 2026-06-19
   days on market $160,000 Active 77 DOM
2. 2026-06-18
   days on market $160,000 Active 76 DOM
3. 2026-06-17
   days on market $160,000 Active 75 DOM
4. 2026-06-16
   days on market $160,000 Active 74 DOM
5. 2026-06-15
   pricedays on market $160,000 Active 73 DOM
6. 2026-06-14
   days on market $170,000 Active 71 DOM
7. 2026-06-13
   days on market $170,000 Active 70 DOM
8. 2026-06-10
   days on market $170,000 Active 68 DOM
9. 2026-06-09
   days on market $170,000 Active 67 DOM
10. 2026-06-08
    days on market $170,000 Active 66 DOM
11. 2026-06-07
    days on market $170,000 Active 65 DOM
12. 2026-06-05
    days on market $170,000 Active 62 DOM
13. 2026-06-02
    days on market $170,000 Active 60 DOM
14. 2026-06-01
    days on market $170,000 Active 59 DOM
15. 2026-05-31
    days on market $170,000 Active 58 DOM
16. 2026-05-30
    days on market $170,000 Active 57 DOM
17. 2026-05-03
    price $170,000 1165-char remark

    Show marketing remark (1165 chars)

    Welcome to this charming and well-maintained 3 bedroom, 1.5 bath home with a single-car garage located in a quiet, established neighborhood with beautiful mature oak trees lining the streets and sidewalks throughout the community. This home offers 1,331 square feet of living space and features high-end Taj Mahal quartzite countertops, new appliances, and thoughtful updates throughout. The garage is equipped with a 220V hookup, making it convenient for electric vehicle charging or a generator connection. Enjoy a large fenced-in backyard complete with a gate, fire pit, and gazebo that will remain with the home, creating the perfect space for relaxing or entertaining. The property also includes an insulated storage shed ideal for lawn equipment and additional storage. The home is located in Flood Zone X where flood insurance is typically not required. The property is on a private water well equipped with a water softener system, helping keep monthly utility costs low. Conveniently located near McNeese State University, SOWELA Technical Community College, major shopping centers, and hardware stores, making it a great location for everyday convenience.

18. 2026-04-21
    price $179,999 1165-char remark

    Show marketing remark (1165 chars)

    Welcome to this charming and well-maintained 3 bedroom, 1.5 bath home with a single-car garage located in a quiet, established neighborhood with beautiful mature oak trees lining the streets and sidewalks throughout the community. This home offers 1,331 square feet of living space and features high-end Taj Mahal quartzite countertops, new appliances, and thoughtful updates throughout. The garage is equipped with a 220V hookup, making it convenient for electric vehicle charging or a generator connection. Enjoy a large fenced-in backyard complete with a gate, fire pit, and gazebo that will remain with the home, creating the perfect space for relaxing or entertaining. The property also includes an insulated storage shed ideal for lawn equipment and additional storage. The home is located in Flood Zone X where flood insurance is typically not required. The property is on a private water well equipped with a water softener system, helping keep monthly utility costs low. Conveniently located near McNeese State University, SOWELA Technical Community College, major shopping centers, and hardware stores, making it a great location for everyday convenience.

19. 2026-04-04
    listed $184,900 Active 1165-char remark

    Show marketing remark (1165 chars)

    Welcome to this charming and well-maintained 3 bedroom, 1.5 bath home with a single-car garage located in a quiet, established neighborhood with beautiful mature oak trees lining the streets and sidewalks throughout the community. This home offers 1,331 square feet of living space and features high-end Taj Mahal quartzite countertops, new appliances, and thoughtful updates throughout. The garage is equipped with a 220V hookup, making it convenient for electric vehicle charging or a generator connection. Enjoy a large fenced-in backyard complete with a gate, fire pit, and gazebo that will remain with the home, creating the perfect space for relaxing or entertaining. The property also includes an insulated storage shed ideal for lawn equipment and additional storage. The home is located in Flood Zone X where flood insurance is typically not required. The property is on a private water well equipped with a water softener system, helping keep monthly utility costs low. Conveniently located near McNeese State University, SOWELA Technical Community College, major shopping centers, and hardware stores, making it a great location for everyday convenience.

20. 2022-08-08
    soldstatus 775-char remark

    Show marketing remark (775 chars)

    INVESTMENT PROPERTY. This adorable little house has had renovations after Hurricane Laura including a new roof but still has a few minor issues. The seller is selling AS IS and will not make any repairs. The exterior color will catch your eye with the most unique color combination. This 3 bedroom/1bath is ready for it's new owner to love it as much as the previous owner did. There is a large utility room off of the garage that also houses a half bath. The back yard is completely privacy fenced. The neighborhood is an established, cozy, quiet neighborhood with long standing neighbors. The quiet little neighborhood is just minutes down the road from shopping and restaurants. The building in the backyard stays. The canopy and dog kennel will be removed before closing.

21. 2022-02-08
    listed $130,000 775-char remark

    Show marketing remark (775 chars)

    INVESTMENT PROPERTY. This adorable little house has had renovations after Hurricane Laura including a new roof but still has a few minor issues. The seller is selling AS IS and will not make any repairs. The exterior color will catch your eye with the most unique color combination. This 3 bedroom/1bath is ready for it's new owner to love it as much as the previous owner did. There is a large utility room off of the garage that also houses a half bath. The back yard is completely privacy fenced. The neighborhood is an established, cozy, quiet neighborhood with long standing neighbors. The quiet little neighborhood is just minutes down the road from shopping and restaurants. The building in the backyard stays. The canopy and dog kennel will be removed before closing.

22. 2017-04-21
    soldstatus
23. 2017-04-21
    soldstatus $107,000
24. 2017-02-13
    listed $115,000
25. 2013-03-13
    soldstatus $88,800
26. 1993-08-02
    soldstatus $42,500

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$340/yr (+$28/mo · 63.0%)

ⓘ 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 4/10 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: $16,439
• − Mortgage interest: −$8,962
• − Property taxes: −$540
• − Insurance: −$800
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$4,655
• Taxable loss: −$1,148
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $1,854/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

• 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

+300.0% since first listed

10 events — show timeline

• 2026-05-03 Price Changed $170,000 SWLAR
• 2026-04-21 Price Changed $179,999 SWLAR
• 2026-04-04 Listed $184,900 SWLAR
• 2022-08-08 Sold (MLS) — SWLAR
• 2022-02-08 Listed $130,000 SWLAR
• 2017-04-21 Sold (Public Records) $107,000 Public Records
• 2017-04-21 Sold (MLS) — SWLAR
• 2017-02-13 Listed $115,000 SWLAR
• 2013-03-13 Sold (Public Records) $88,800 Public Records
• 1993-08-02 Sold (Public Records) $42,500 Public Records

Property tax history

-0.5%/yr

Latest (2025): $540 · +1.3% YoY. Source: county tax records.