323 W Lagrange St W · Lake Charles, LA 70605

$130,000

2 bd · 1.5 ba · 1,200 sqft · SingleFamily · 165 Days on market

Built 1952 0.45 ac lot $108/sqft · 23% below area Est $169k · 23% under

---

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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Rent growth +5.0/5.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential of 323 W. LaGrange St. , a classic gem nestled in the vibrant heart of Lake Charles, LA. This quaint 2-bedroom, 1.5-bathroom house, complete with a cozy bonus den area, presents an outstanding opportunity for investors or those embarking on the journey of homeownership for the first time. Positioned on a generous 0.47-acre lot, this charming cottage is enveloped by a community rich in amenities. Within reach, you'll find a variety of shopping destinations, delectable restaurants, and essential businesses, ensuring convenience is just a stone's throw away. Additionally, its location within the sought-after Barbe High School district adds to its allure. Proudly occupied by a new tenant this property has proven its desirability and reliability as a rental. It comes with the added benefit of having 6 parking spaces, catering to both residents and guests. Significant updates, including a new roof and plumbing completed in 2020, provide peace of mind and minimize immediate maintenance concerns. Take advantage of the move-in readiness or continue to reap the benefits of a managed investment, as the property is currently overseen by Executive Properties. With room to grow on nearly half an acre, 323 W. LaGrange St. is more than just a house; it's a canvas for dreams and a foundation for the future. Whether you're an investor seeking a stable income property or a first-time buyer looking for a place to call home, this is an opportunity not to be missed.

Key facts

• 0.47-acre lot
• 6 parking spaces
• New roof

Tags

• COZY BONUS DEN AREA
• 0.47-ACRE LOT
• COMMUNITY RICH IN AMENITIES
• 6 PARKING SPACES
• NEW ROOF
• PLUMBING COMPLETED IN 2020

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$169,339) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $75 ($904/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 $109k (16.5% below list).
• Recommended offer: $109k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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); 456 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent is only 15% of the median local income ($86k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $108,559 (16.5% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 0.84% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

• ARV (median comp): $169,339
• List price: $130,000
• Delta: -23.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Lucille St	0.45mi	2/2.0	1,200 (0%)	8mo	$140,000	$117	71
423 Blackman St	0.21mi	3/1.5 (+1)	1,145 (-5%)	11mo	$165,750	$145	69
501 Julius St	0.19mi	3/1.0 (+1)	1,246 (+4%)	15mo	$123,000	$99	65
222 W Hale St W	0.52mi	3/1.0 (+1)	1,192 (-1%)	8mo	$120,000	$101	61
202 Brundrette St	0.23mi	2/2.0	1,087 (-9%)	15mo	$180,000	$166	59
403 Blackman St	0.17mi	3/1.5 (+1)	1,314 (+10%)	22mo	$158,000	$120	53
505 W Oak Ln W	0.41mi	2/1.0	1,346 (+12%)	13mo	$84,000	$62	47
507 Fairfield St	0.57mi	3/1.0 (+1)	1,042 (-13%)	10mo	$116,000	$111	36

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: -7.6%
• Equity multiple: 0.71×
• Total profit: $-10,587
• Equity at exit: $19,383

10-year hold

• IRR: 7.0%
• Equity multiple: 1.63×
• Total profit: $22,846
• Equity at exit: $11,240

Cash invested: $36,400 (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: 456
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$682
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $75

Break-even live

Break-even rent $990

Max offer price $130,000

Occupancy floor 88%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 W Lagrange St Lake Charles, LA	1.0	1.0	775	$900	$1.16	21d	1	0.15mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	43d	1	0.15mi
121 W Lagrange St Lake Charles, LA	1.0	1.0	850	$750	$0.88	43d	1	0.20mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	21d	1	0.24mi
317 W School St Unit A Lake Charles, LA	2.0	1.0	825	$900	$1.09	43d	1	0.24mi
520 E Lagrange St Unit 12 Lake Charles, LA	1.0	1.0	700	$749	$1.07	21d	1	0.54mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	0.57mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	0.62mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	0.69mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,333	$1.26	13d	1	0.73mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	0.90mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	21d	1	0.99mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	13d	1	1.19mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	13d	1	1.19mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	21d	1	1.23mi
518 E McNeese St Lake Charles, LA	1.0	1.0	920	$725	$0.79	43d	1	1.36mi
200 W 11th St Unit 4 Lake Charles, LA	1.0	1.0	700	$875	$1.25	21d	1	1.40mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	1.47mi

Listing history 19 events

1. 2026-06-19
   days on market $130,000 Active 165 DOM
2. 2026-06-18
   days on market $130,000 Active 164 DOM
3. 2026-06-17
   days on market $130,000 Active 163 DOM
4. 2026-06-16
   days on market $130,000 Active 162 DOM
5. 2026-06-15
   days on market $130,000 Active 161 DOM
6. 2026-06-14
   days on market $130,000 Active 159 DOM
7. 2026-06-13
   days on market $130,000 Active 158 DOM
8. 2026-06-10
   days on market $130,000 Active 156 DOM
9. 2026-06-09
   days on market $130,000 Active 155 DOM
10. 2026-06-08
    days on market $130,000 Active 154 DOM
11. 2026-06-07
    days on market $130,000 Active 153 DOM
12. 2026-06-05
    days on market $130,000 Active 150 DOM
13. 2026-06-02
    days on market $130,000 Active 148 DOM
14. 2026-06-01
    days on market $130,000 Active 147 DOM
15. 2026-05-31
    days on market $130,000 Active 146 DOM
16. 2026-05-30
    days on market $130,000 Active 145 DOM
17. 2026-01-05
    listed $130,000 Active 1491-char remark

    Show marketing remark (1491 chars)

    Discover the potential of 323 W. LaGrange St. , a classic gem nestled in the vibrant heart of Lake Charles, LA. This quaint 2-bedroom, 1.5-bathroom house, complete with a cozy bonus den area, presents an outstanding opportunity for investors or those embarking on the journey of homeownership for the first time. Positioned on a generous 0.47-acre lot, this charming cottage is enveloped by a community rich in amenities. Within reach, you'll find a variety of shopping destinations, delectable restaurants, and essential businesses, ensuring convenience is just a stone's throw away. Additionally, its location within the sought-after Barbe High School district adds to its allure. Proudly occupied by a new tenant this property has proven its desirability and reliability as a rental. It comes with the added benefit of having 6 parking spaces, catering to both residents and guests. Significant updates, including a new roof and plumbing completed in 2020, provide peace of mind and minimize immediate maintenance concerns. Take advantage of the move-in readiness or continue to reap the benefits of a managed investment, as the property is currently overseen by Executive Properties. With room to grow on nearly half an acre, 323 W. LaGrange St. is more than just a house; it's a canvas for dreams and a foundation for the future. Whether you're an investor seeking a stable income property or a first-time buyer looking for a place to call home, this is an opportunity not to be missed.

18. 2025-02-27
    historical $895
19. 2025-01-16
    listed $895

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$158/yr (+$13/mo · 28.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $13,027
• − Mortgage interest: −$7,282
• − Property taxes: −$557
• − Insurance: −$650
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$3,782
• Taxable loss: −$1,328
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $1,222/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

3 events — show timeline

• 2026-01-05 Listed $130,000 SWLAR
• 2025-02-27 Rental Removed $895 APPFOLIO
• 2025-01-16 Listed for Rent $895 APPFOLIO

Property tax history

+0.3%/yr

Latest (2025): $557 · +2.4% YoY. Source: county tax records.