2005 2nd Ave Ave · Lake Charles, LA 70601

$105,000

None bd · None ba · 1,730 sqft · SingleFamily · 88 Days on market

Built 1990 0.28 ac lot $61/sqft · 44% below area Est $187k · 44% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy one bedroom one bathroom duplex in Lake Charles offers both comfort and convenience with a location just minutes from shopping centers restaurants and local hospitals The home features a spacious layout a private fenced backyard and a covered back porch that is perfect for relaxing or enjoying the outdoors Ideal for professionals or anyone looking for easy access to everything the area has to offer this property provides a quiet and comfortable place to call home

Key facts

• Covered back porch
• 0.28 acre lot
• 2 parking spots

Tags

• PRIVATE FENCED BACKYARD
• COVERED BACK PORCH
• MINUTES FROM SHOPPING CENTERS
• EASY ACCESS TO EVERYTHING

What this means for you Summary

Snapshot

• This is a single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+6.2%/yr); 363 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $105k implies a 110% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.19% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.57%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (median comp): $186,818
• List price: $105,000
• Delta: -43.80%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1624 9th St St	0.30mi	3/2.0	1,636 (-5%)	1mo	$120,000	$73	76
1721 11th St	0.18mi	3/2.0	1,856 (+7%)	11mo	$105,000	$57	71
1404 Dautel St	0.25mi	3/2.0	1,523 (-12%)	1mo	$75,000	$49	68
2113 13th St	0.49mi	3/2.0	1,710 (-1%)	12mo	$125,000	$73	65
1414 12th St St	0.12mi	3/2.0	1,973 (+14%)	9mo	$74,000	$38	64
2002 13th St	0.35mi	3/2.0	1,560 (-10%)	4mo	$78,000	$50	64
1410 Louisiana Ave	0.70mi	3/2.0	1,700 (-2%)	3mo	$264,900	$156	62
1311 11th St	0.26mi	3/2.0	1,911 (+10%)	12mo	$216,000	$113	60
903 14th St	0.60mi	3/2.0	1,850 (+7%)	1mo	$43,500	$24	60
2016 10th St St	0.42mi	4/2.0	1,900 (+10%)	6mo	$159,900	$84	59
2210 17th St	0.71mi	3/4.5	1,680 (-3%)	4mo	$179,000	$107	59
2504 4th Ave Ave	0.41mi	3/2.0	1,510 (-13%)	2mo	$161,500	$107	58

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: 7.0%
• Equity multiple: 1.28×
• Total profit: $8,260
• Equity at exit: $15,656

10-year hold

• IRR: 18.8%
• Equity multiple: 2.78×
• Total profit: $52,425
• Equity at exit: $9,078

Cash invested: $29,400 (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 70601

• Rents YoY: 6.2%
• Active inventory: 363
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$551
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $332

Break-even live

Break-even rent $828

Max offer price $105,000

Occupancy floor 68%

Sensitivity live

Price	-10% $392	-5% $362	+0% $332	+5% $303	+10% $273
Rent	-10% $234	-5% $283	+0% $332	+5% $382	+10% $431
Rate	-1.0pp $385	-0.5pp $359	base $332	+0.5pp $305	+1.0pp $278

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	44d	1	0.45mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	0.45mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	14d	1	0.90mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	44d	1	1.17mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	44d	1	1.37mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	44d	1	1.39mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	44d	1	1.42mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	44d	1	1.44mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$994	$1.05	14d	6	1.46mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	14d	1	1.46mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	44d	1	1.48mi

Listing history 19 events

1. 2026-06-19
   days on market $105,000 Active 88 DOM
2. 2026-06-18
   days on market $105,000 Active 87 DOM
3. 2026-06-17
   days on market $105,000 Active 86 DOM
4. 2026-06-16
   days on market $105,000 Active 85 DOM
5. 2026-06-15
   days on market $105,000 Active 84 DOM
6. 2026-06-14
   days on market $105,000 Active 82 DOM
7. 2026-06-13
   days on market $105,000 Active 81 DOM
8. 2026-06-10
   days on market $105,000 Active 79 DOM
9. 2026-06-09
   days on market $105,000 Active 78 DOM
10. 2026-06-08
    days on market $105,000 Active 77 DOM
11. 2026-06-07
    days on market $105,000 Active 76 DOM
12. 2026-06-05
    days on market $105,000 Active 73 DOM
13. 2026-06-02
    days on market $105,000 Active 71 DOM
14. 2026-06-01
    days on market $105,000 Active 70 DOM
15. 2026-05-31
    days on market $105,000 Active 69 DOM
16. 2026-05-30
    days on market $105,000 Active 68 DOM
17. 2026-03-23
    listed $105,000 Active 477-char remark

    Show marketing remark (477 chars)

    This cozy one bedroom one bathroom duplex in Lake Charles offers both comfort and convenience with a location just minutes from shopping centers restaurants and local hospitals The home features a spacious layout a private fenced backyard and a covered back porch that is perfect for relaxing or enjoying the outdoors Ideal for professionals or anyone looking for easy access to everything the area has to offer this property provides a quiet and comfortable place to call home

18. 2021-06-17
    soldstatus $50,000
19. 2001-04-12
    soldstatus $35,000

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $720 · $60/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 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 · 21 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: $14,990
• − Mortgage interest: −$5,882
• − Property taxes: −$720
• − Insurance: −$525
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$3,055
• Taxable income: $2,411
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $3,411/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): 30,872
• Household income: $49,992
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1304.0

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 0.55)
• 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%

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

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

+200.0% since first listed

3 events — show timeline

• 2026-03-23 Listed $105,000 SWLAR
• 2021-06-17 Sold (Public Records) $50,000 Public Records
• 2001-04-12 Sold (Public Records) $35,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $720 · +1.3% YoY. Source: county tax records.