2005 2nd Ave Ave · Lake Charles, LA 70601

$105,000

None bd · None ba · 1,730 sqft · MultiFamily · 105 Days on market

Built 1990 Fair condition 0.28 ac lot $61/sqft · 39% below area Est $173k · 39% 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 $869 ($10k/yr) — positive. Per door: $434/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 4.2% 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); 424 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 105 days — a 9% lower offer ($96k) 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.84% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.46%
• DSCR: 2.58
• GRM: 4.5

CMA / ARV

• ARV (median comp): $173,133
• List price: $105,000
• Delta: -39.35%
• 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%)	2mo	$120,000	$73	75
1404 Dautel St	0.25mi	3/2.0	1,523 (-12%)	2mo	$75,000	$49	67
916 9th St St	0.62mi	3/2.0	1,798 (+4%)	1mo	$127,500	$71	63
1410 Reid St	0.83mi	3/2.0	1,696 (-2%)	2mo	$245,000	$144	60
1323 10th St	0.29mi	3/3.0	2,128 (+23%)	2mo	$190,000	$89	60
903 14th St	0.60mi	3/2.0	1,850 (+7%)	2mo	$43,500	$24	58
824 Cleveland St	0.90mi	3/2.0	1,789 (+3%)	2mo	$150,000	$84	57
2156 Alameda St St	1.46mi	3/2.0	1,665 (-4%)	2mo	$195,000	$117	57
114 Park Ave	1.39mi	3/2.0	1,834 (+6%)	2mo	$251,000	$137	53
709 6th St	0.95mi	3/2.0	1,855 (+7%)	3mo	$273,056	$147	51
2229 13th St	0.65mi	3/2.0	1,344 (-22%)	3mo	$169,000	$126	42
1220 Pithon St #16	1.49mi	3/2.5	1,414 (-18%)	2mo	$191,000	$135	38

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: 34.5%
• Equity multiple: 2.52×
• Total profit: $44,667
• Equity at exit: $15,656

10-year hold

• IRR: 42.9%
• Equity multiple: 5.69×
• Total profit: $137,967
• 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 ($62/sqft)
• Median days on market: 184 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +61.2% 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: 424
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$551
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $869

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$1,928
Total (2 units)			$1,928

Break-even live

Break-even rent $828

Max offer price $105,000

Occupancy floor 50%

Sensitivity live

Price	-10% $928	-5% $898	+0% $869	+5% $839	+10% $809
Rent	-10% $716	-5% $793	+0% $869	+5% $945	+10% $1,021
Rate	-1.0pp $922	-0.5pp $895	base $869	+0.5pp $842	+1.0pp $814

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
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	62d	1	0.33mi
1623 1st Ave Lake Charles, LA	1.0	1.0	—	$800	—	93d	1	0.39mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	93d	1	0.45mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	70d	1	0.45mi
720 Live Oak St Lake Charles, LA	1.0	1.0	450	$625	$1.39	93d	1	0.77mi
1100 Alamo St Lake Charles, LA	2.0	1.5	—	$995	—	93d	1	0.80mi
1616 Kirkman St Lake Charles, LA	1.0	1.0	—	$700	—	70d	1	0.81mi
922 Cleveland St Unit O Lake Charles, LA	1.0	1.0	—	$650	—	70d	1	0.82mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	93d	1	0.83mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	70d	1	0.84mi
2031 3rd St Lake Charles, LA	2.0	1.0	—	$850	—	70d	1	0.87mi
2033 3rd St Lake Charles, LA	1.0	1.0	—	$750	—	62d	1	0.88mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	62d	1	0.90mi
1604 Moss St Unit 14 Lake Charles, LA	2.0	1.0	—	$850	—	70d	1	0.97mi
1604 Moss St Unit 17 Lake Charles, LA	1.0	1.0	—	$825	—	70d	1	0.97mi
1602 Moss St Unit 2 Lake Charles, LA	1.0	1.0	—	$775	—	70d	1	0.98mi
2405 9th St Lake Charles, LA	2.0	1.0	788	$850	$1.08	62d	1	0.99mi
1605 W Common St Unit 1 Lake Charles, LA	1.0	1.0	750	$925	$1.23	70d	1	1.07mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	70d	1	1.08mi
3322 Kingham Rd Unit 2 Lake Charles, LA	2.0	1.0	870	$1,075	$1.24	93d	1	1.09mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	93d	1	1.17mi
3408 Kingham Rd Unit A Lake Charles, LA	2.0	1.0	—	$775	—	93d	1	1.20mi
823 Kirkman St Unit 4 Lake Charles, LA	1.0	1.0	950	$600	$0.63	70d	1	1.21mi
441 Clarence St Unit 5 Lake Charles, LA	1.0	1.0	600	$595	$0.99	70d	1	1.30mi
419 Clarence St Unit 4 Lake Charles, LA	1.0	1.0	500	$850	$1.70	93d	1	1.32mi
333 Mill St Lake Charles, LA	1.0–2.0	1.0	758	$750	$0.99	62d	1	1.34mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	93d	1	1.37mi
1105 Hunter Dr Lake Charles, LA	2.0	1.0	849	$900	$1.06	93d	1	1.38mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	93d	1	1.39mi
200 W 11th St Unit 4 Lake Charles, LA	1.0	1.0	700	$875	$1.25	70d	1	1.41mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	93d	1	1.42mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	93d	1	1.44mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	93d	1	1.44mi
121 Park Ave #2 Lake Charles, LA	2.0	1.0	—	$1,800	—	70d	1	1.45mi
121 Park Ave #2 Lake Charles, LA	2.0	1.0	—	$2,000	—	93d	1	1.45mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$994	$1.05	62d	6	1.46mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	62d	1	1.46mi
3529 Greinwich Blvd Lake Charles, LA	3.0	1.0	768	$895	$1.17	93d	1	1.48mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	93d	1	1.48mi
221 W Sallier St Unit 2 Lake Charles, LA	2.0	1.5	—	$1,550	—	70d	1	1.49mi

Listing history 33 events

1. 2026-07-06
   days on market $105,000 Active 105 DOM
2. 2026-07-05
   days on market $105,000 Active 104 DOM
3. 2026-07-04
   days on market $105,000 Active 103 DOM
4. 2026-07-03
   days on market $105,000 Active 102 DOM
5. 2026-07-03
   days on market $105,000 Active 101 DOM
6. 2026-07-01
   days on market $105,000 Active 100 DOM
7. 2026-06-30
   days on market $105,000 Active 99 DOM
8. 2026-06-29
   days on market $105,000 Active 98 DOM
9. 2026-06-28
   days on market $105,000 Active 97 DOM
10. 2026-06-28
    days on market $105,000 Active 96 DOM
11. 2026-06-27
    days on market $105,000 Active 95 DOM
12. 2026-06-25
    days on market $105,000 Active 93 DOM
13. 2026-06-23
    days on market $105,000 Active 91 DOM
14. 2026-06-21
    days on market $105,000 Active 90 DOM
15. 2026-06-19
    days on market $105,000 Active 88 DOM
16. 2026-06-18
    days on market $105,000 Active 87 DOM
17. 2026-06-17
    days on market $105,000 Active 86 DOM
18. 2026-06-16
    days on market $105,000 Active 85 DOM
19. 2026-06-15
    days on market $105,000 Active 84 DOM
20. 2026-06-14
    days on market $105,000 Active 82 DOM
21. 2026-06-13
    days on market $105,000 Active 81 DOM
22. 2026-06-10
    days on market $105,000 Active 79 DOM
23. 2026-06-09
    days on market $105,000 Active 78 DOM
24. 2026-06-08
    days on market $105,000 Active 77 DOM
25. 2026-06-07
    days on market $105,000 Active 76 DOM
26. 2026-06-05
    days on market $105,000 Active 73 DOM
27. 2026-06-02
    days on market $105,000 Active 71 DOM
28. 2026-06-01
    days on market $105,000 Active 70 DOM
29. 2026-05-31
    days on market $105,000 Active 69 DOM
30. 2026-05-30
    days on market $105,000 Active 68 DOM
31. 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

32. 2021-06-17
    soldstatus $50,000
33. 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: $23,136
• − Mortgage interest: −$5,882
• − Property taxes: −$720
• − Insurance: −$525
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$3,055
• Taxable income: $9,253
• Est. tax owed @ 24.0%: −$2,221
• After-tax cash flow: $8,204/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%
• Common ancestry: Lithuanian 7% Iranian 1% Serbian 1%
• Foreign-born: 3% · Canada
• 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.