2005 2nd Ave Ave · Lake Charles, LA 70601

$105,000

None bd · None ba · 1,730 sqft · MultiFamily · 165 Days on market

Built 1990 Fair condition 0.28 ac lot $61/sqft · 37% below area Est $166k · 37% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• 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 2 × 2-bed/?-bath units multifamily listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive. Per door: $418/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: Oak Park Elementary School (math 12% / reading 17%, grade F, #516 of 646 statewide, top 82%, 246 students, 87% FRL); Oak Park Middle School (math 10% / reading 22%, grade F, #180 of 218 statewide, top 83%, 385 students, 83% FRL); Lagrange High School (math 9% / reading 22%, grade F, #217 of 265 statewide, top 82%, 907 students, 76% FRL) — zoned schools average 82% FRL vs 52% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 37% district-wide (-22 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($92k) 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 $92,400 (12.0% 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 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.80% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.10%
• DSCR: 2.52
• GRM: 4.6

CMA / ARV

• ARV (median comp): $166,042
• List price: $105,000
• Delta: -36.76%
• Verdict: UNDERPRICED
• Comps: 5 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%)	5mo	$120,000	$73	73
1404 Dautel St	0.25mi	3/2.0	1,523 (-12%)	5mo	$75,000	$49	64
916 9th St St	0.62mi	3/2.0	1,798 (+4%)	4mo	$127,500	$71	61
1410 Reid St	0.83mi	3/2.0	1,696 (-2%)	5mo	$245,000	$144	58
1323 10th St	0.29mi	3/3.0	2,128 (+23%)	5mo	$190,000	$89	57
903 14th St	0.60mi	3/2.0	1,850 (+7%)	5mo	$43,500	$24	56
824 Cleveland St	0.90mi	3/2.0	1,789 (+3%)	5mo	$150,000	$84	55
2156 Alameda St St	1.46mi	3/2.0	1,665 (-4%)	5mo	$195,000	$117	55
114 Park Ave	1.39mi	3/2.0	1,834 (+6%)	5mo	$251,000	$137	51
407 E Hale St E	1.34mi	3/2.0	1,497 (-14%)	2mo	$174,400	$116	40
2229 13th St	0.65mi	3/2.0	1,344 (-22%)	6mo	$169,000	$126	40
1220 Pithon St #16	1.49mi	3/2.5	1,414 (-18%)	5mo	$191,000	$135	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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.44×
• Total profit: $42,414
• Equity at exit: $15,656

10-year hold

• IRR: 41.5%
• Equity multiple: 5.51×
• Total profit: $132,674
• 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 →

Active competition Active MLS

• For sale now: 3 active
• Median asking: $110,000 ($61/sqft)
• Median days on market: 276 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +57.3% above 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: 9.3×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$551
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $836

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$1,886
Total (2 units)			$1,886

Break-even live

Break-even rent $828

Max offer price $105,000

Occupancy floor 51%

Sensitivity live

Price	-10% $895	-5% $865	+0% $836	+5% $806	+10% $776
Rent	-10% $687	-5% $761	+0% $836	+5% $910	+10% $985
Rate	-1.0pp $888	-0.5pp $862	base $836	+0.5pp $808	+1.0pp $781

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2003 2nd Ave Lake Charles, LA	1.0	1.0	550	$800	$1.45	51d	1	0.04mi
1603 13th St Lake Charles, LA	2.0	1.0	850	$1,050	$1.24	51d	1	0.12mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	154d	1	0.33mi
1623 1st Ave Lake Charles, LA	1.0	1.0	—	$800	—	184d	1	0.39mi
1623 1st Ave Lake Charles, LA	1.0	1.0	—	$775	—	1d	1	0.39mi
1315 1/2 8th St Lake Charles, LA	2.0	1.0	700	$825	$1.18	2d	1	0.43mi
1315 8th St Lake Charles, LA	3.0	2.0	1665	$1,595	$0.96	51d	1	0.43mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	184d	1	0.45mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	162d	1	0.45mi
1039 13th St Lake Charles, LA	2.0	2.0	975	$1,200	$1.23	48d	1	0.48mi
2202 Tulip St Lake Charles, LA	2.0	1.0	776	$850	$1.10	1d	1	0.56mi
2709 Enterprise Blvd Unit A Lake Charles, LA	2.0	2.0	972	$1,400	$1.44	51d	1	0.64mi
1706 4th St Lake Charles, LA	3.0	2.0	1550	$1,550	$1.00	51d	1	0.65mi
2906 2nd Ave Unit 8 Lake Charles, LA	1.0	1.0	—	$450	—	10d	1	0.69mi
2233 Lilly St Lake Charles, LA	2.0	1.0	815	$850	$1.04	10d	1	0.71mi
1030 Falls St Lake Charles, LA	2.0	1.0	764	$800	$1.05	18d	1	0.73mi
1628 Bryant Ct Lake Charles, LA	1.0	1.0	700	$600	$0.86	9d	1	0.74mi
1628 Bryant Ct Lake Charles, LA	1.0	1.0	700	$700	$1.00	21d	1	0.74mi
2626 Bank St Lake Charles, LA	2.0	1.0	1100	$850	$0.77	24d	1	0.74mi
720 Live Oak St Lake Charles, LA	1.0	1.0	450	$625	$1.39	184d	1	0.77mi
701 11th St Lake Charles, LA	2.0	1.0	1050	$695	$0.66	10d	1	0.79mi
1100 Alamo St Lake Charles, LA	2.0	1.5	—	$995	—	184d	1	0.80mi
1616 Kirkman St Lake Charles, LA	1.0	1.0	—	$700	—	162d	1	0.81mi
922 Cleveland St Unit O Lake Charles, LA	1.0	1.0	—	$650	—	162d	1	0.82mi
922 Cleveland St Apt M Lake Charles, LA	1.0	1.0	900	$650	$0.72	21d	1	0.82mi
1019 Alamo St Lake Charles, LA	3.0	2.0	1000	$1,000	$1.00	37d	1	0.83mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	184d	1	0.83mi
2111 4th St Lake Charles, LA	1.0	1.0	670	$650	$0.97	51d	1	0.83mi
1911 2nd St Lake Charles, LA	3.0	1.0	1250	$1,150	$0.92	51d	1	0.84mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	162d	1	0.84mi
2031 3rd St Lake Charles, LA	1.0	1.0	—	$780	—	44d	1	0.87mi
2031 3rd St Lake Charles, LA	2.0	1.0	—	$850	—	162d	1	0.87mi
2033 3rd St Lake Charles, LA	1.0	1.0	—	$700	—	51d	1	0.88mi
701 16th St Lake Charles, LA	1.0	1.0	600	$650	$1.08	10d	1	0.88mi
3108 Aster St Apt C Lake Charles, LA	1.0	1.0	550	$750	$1.36	43d	1	0.90mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	154d	1	0.90mi
1604 Moss St Unit 13 Lake Charles, LA	2.0	1.0	—	$900	—	10d	1	0.97mi
1604 Moss St Unit 17 Lake Charles, LA	1.0	1.0	—	$825	—	162d	1	0.97mi
1604 Moss St Unit 14 Lake Charles, LA	2.0	1.0	—	$850	—	162d	1	0.97mi
1602 Moss St Unit 2 Lake Charles, LA	1.0	1.0	—	$775	—	162d	1	0.98mi

Listing history 50 events

1. 2026-11-08
   days on market $105,000 Active 165 DOM
2. 2026-11-07
   days on market $105,000 Active 164 DOM
3. 2026-11-06
   days on market $105,000 Active 163 DOM
4. 2026-11-05
   days on market $105,000 Active 162 DOM
5. 2026-11-04
   days on market $105,000 Active 161 DOM
6. 2026-11-02
   days on market $105,000 Active 159 DOM
7. 2026-11-01
   days on market $105,000 Active 158 DOM
8. 2026-10-31
   days on market $105,000 Active 157 DOM
9. 2026-10-30
   days on market $105,000 Active 156 DOM
10. 2026-10-29
    days on market $105,000 Active 155 DOM
11. 2026-10-28
    days on market $105,000 Active 154 DOM
12. 2026-10-27
    days on market $105,000 Active 153 DOM
13. 2026-10-26
    days on market $105,000 Active 152 DOM
14. 2026-10-25
    days on market $105,000 Active 151 DOM
15. 2026-10-24
    days on market $105,000 Active 150 DOM
16. 2026-10-23
    days on market $105,000 Active 149 DOM
17. 2026-10-22
    days on market $105,000 Active 148 DOM
18. 2026-10-21
    days on market $105,000 Active 147 DOM
19. 2026-10-20
    days on market $105,000 Active 146 DOM
20. 2026-10-19
    days on market $105,000 Active 145 DOM
21. 2026-10-18
    days on market $105,000 Active 144 DOM
22. 2026-10-17
    days on market $105,000 Active 143 DOM
23. 2026-10-16
    days on market $105,000 Active 142 DOM
24. 2026-10-15
    days on market $105,000 Active 141 DOM
25. 2026-10-14
    days on market $105,000 Active 140 DOM
26. 2026-10-13
    days on market $105,000 Active 139 DOM
27. 2026-10-12
    days on market $105,000 Active 138 DOM
28. 2026-10-11
    days on market $105,000 Active 137 DOM
29. 2026-10-10
    days on market $105,000 Active 136 DOM
30. 2026-10-09
    days on market $105,000 Active 135 DOM
31. 2026-10-08
    days on market $105,000 Active 134 DOM
32. 2026-10-07
    days on market $105,000 Active 133 DOM
33. 2026-10-06
    days on market $105,000 Active 132 DOM
34. 2026-10-05
    days on market $105,000 Active 131 DOM
35. 2026-10-04
    days on market $105,000 Active 130 DOM
36. 2026-10-04
    days on market $105,000 Active 129 DOM
37. 2026-10-02
    days on market $105,000 Active 128 DOM
38. 2026-10-01
    days on market $105,000 Active 127 DOM
39. 2026-09-30
    days on market $105,000 Active 126 DOM
40. 2026-09-29
    days on market $105,000 Active 125 DOM
41. 2026-09-28
    days on market $105,000 Active 124 DOM
42. 2026-09-27
    days on market $105,000 Active 123 DOM
43. 2026-09-26
    days on market $105,000 Active 122 DOM
44. 2026-09-25
    days on market $105,000 Active 121 DOM
45. 2026-09-24
    days on market $105,000 Active 120 DOM
46. 2026-09-24
    days on market $105,000 Active 119 DOM
47. 2026-09-22
    days on market $105,000 Active 118 DOM
48. 2026-09-20
    days on market $105,000 Active 116 DOM
49. 2026-09-19
    days on market $105,000 Active 115 DOM
50. 2026-09-18
    days on market $105,000 Active 114 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: $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: $22,632
• − Mortgage interest: −$5,882
• − Property taxes: −$720
• − Insurance: −$525
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$3,055
• Taxable income: $8,830
• Est. tax owed @ 24.0%: −$2,119
• After-tax cash flow: $7,908/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $43,250–$77,850 screening

This one-bedroom, one-bathroom duplex in Lake Charles requires moderate repairs and maintenance, particularly to the exterior siding and landscaping. Upgrades to the interior walls, appliances, and landscaping would significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.

Repairs flagged

• Major Exterior siding — Signs of wear and tear are visible on the exterior siding.
• Major Landscaping — The landscaping is overgrown and needs trimming and maintenance.

Value-add opportunities

• Resale Painting interior walls and ceilings — Fresh paint can make the interior look more appealing and modern. ↑
• Rental Upgrading the kitchen appliances — Modern appliances can attract renters and increase rental value. ↑
• Both Landscaping and fencing — A well-maintained yard and fence can improve curb appeal and property value. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 28/100

Zoned Schools

Elementary Oak Park Elementary School F LA #516/646 Nat'l #36,758/41,679 Middle Oak Park Middle School F LA #180/218 Nat'l #12,486/14,009 High Grand Lake High School D+ LA #33/265 Nat'l #5,016/17,239

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

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.