1710 W Sale Rd · Lake Charles, LA 70605

$189,500

4 bd · 2.0 ba · 2,122 sqft · SingleFamily · 364 Days on market

0.36 ac lot $89/sqft · 22% below area Est $244k · 22% under ↓ 17% since listing

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4-Bedroom Home in the Heart of Lake CharlesWelcome to this character-filled 4-bedroom, 2-bathroom home nestled in the vibrant heart of Lake Charles, LA. Full of warmth and original charm, this well-maintained property offers a solid foundation and inviting layout that's perfect for family living or entertaining. Step inside to discover a spacious open-concept kitchen and living area where natural light floods the space through a central skylight, creating an airy, welcoming atmosphere. The kitchen offers ample storage and flows seamlessly into the living space, making it easy to stay connected with guests or family. Each of the four bedrooms offers generous space and flexibility--ideal for a growing household, home office setup, or guest rooms.

Key facts

• Open-concept kitchen
• Central skylight
• Natural light

Tags

• OPEN-CONCEPT KITCHEN
• NATURAL LIGHT
• CENTRAL SKYLIGHT
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (+15.1%/yr); 456 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 364 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $46k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $166,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 364 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.02% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (median comp): $243,983
• List price: $189,500
• Delta: -22.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4019 Cappy Dr	0.14mi	3/2.5 (-1)	2,195 (+3%)	1mo	$325,000	$148	80
4124 W Jevon Ln W	0.29mi	3/2.5 (-1)	2,132 (+0%)	4mo	$350,000	$164	76
1119 Mobile St	0.52mi	3/2.0 (-1)	1,971 (-7%)	1mo	$171,000	$87	58
4125 Mary Ann Ln	0.33mi	3/2.0 (-1)	2,401 (+13%)	1mo	$319,000	$133	57
4272 Holly Hill Ct	0.45mi	3/2.0 (-1)	1,945 (-8%)	4mo	$219,000	$113	56
1103 Mobile St	0.58mi	4/2.5	2,220 (+5%)	9mo	$295,000	$133	56
1402 Covey Ln	0.64mi	4/2.5	2,247 (+6%)	6mo	$337,000	$150	53
1258 S Bayouwood Dr S	0.43mi	4/2.5	2,362 (+11%)	9mo	$250,000	$106	52
4107 Trent Ln	0.29mi	3/3.0 (-1)	2,402 (+13%)	8mo	$218,000	$91	49
1528 N Covey Ln N	0.62mi	3/2.0 (-1)	2,348 (+11%)	3mo	$280,000	$119	46
3605 E Whispering Woods Dr E	0.59mi	3/2.0 (-1)	1,890 (-11%)	5mo	$235,000	$124	45
4527 W Meadow Ln W	0.65mi	3/2.0 (-1)	1,803 (-15%)	8mo	$237,500	$132	33

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-147
• Equity at exit: $28,255

10-year hold

• IRR: 13.9%
• Equity multiple: 2.36×
• Total profit: $72,410
• Equity at exit: $16,384

Cash invested: $53,060 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $320

Break-even live

Break-even rent $1,524

Max offer price $189,500

Occupancy floor 78%

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3708 Nelson Rd Lake Charles, LA	3.0	2.0	2020	$1,400	$0.69	44d	1	0.52mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	21d	1	0.58mi
3535 Knight Ln Unit 14 Lake Charles, LA	3.0	2.5	1450	$2,150	$1.48	13d	1	0.63mi
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,875	$1.82	13d	24	0.72mi

Listing history 13 events

1. 2026-06-05
   days on market $189,500 Active 364 DOM
2. 2026-06-02
   days on market $189,500 Active 362 DOM
3. 2026-06-01
   days on market $189,500 Active 361 DOM
4. 2026-05-31
   days on market $189,500 Active 360 DOM
5. 2026-05-30
   days on market $189,500 Active 359 DOM
6. 2026-03-21
   price $189,500 763-char remark

   Show marketing remark (1254 chars)

   Charming 4-Bedroom Home in the Heart of Lake Charles Welcome to this character-filled 4-bedroom, 2-bathroom home nestled in the vibrant heart of Lake Charles, LA. Full of warmth and original charm, this well-maintained property offers a solid foundation and inviting layout that's perfect for family living or entertaining. Step inside to discover a spacious open-concept kitchen and living area where natural light floods the space through a central skylight, creating an airy, welcoming atmosphere. The kitchen offers ample storage and flows seamlessly into the living space, making it easy to stay connected with guests or family. Each of the four bedrooms offers generous space and flexibility--ideal for a growing household, home office setup, or guest rooms. The bathrooms feature timeless touches that reflect the home's original character. Outside, you'll find a beautifully manicured yard, a peaceful retreat in the middle of the city. Garden enthusiasts will love the greenhouse ready for your favorite plants or year-round growing. Located near shopping, dining, schools, and all that Lake Charles has to offer, this home is a rare blend of classic charm, solid construction, and a central location. Don't miss your chance to make it your own!

7. 2026-03-21
   price $189,500 1254-char remark

   Show marketing remark (1254 chars)

   Charming 4-Bedroom Home in the Heart of Lake Charles Welcome to this character-filled 4-bedroom, 2-bathroom home nestled in the vibrant heart of Lake Charles, LA. Full of warmth and original charm, this well-maintained property offers a solid foundation and inviting layout that's perfect for family living or entertaining. Step inside to discover a spacious open-concept kitchen and living area where natural light floods the space through a central skylight, creating an airy, welcoming atmosphere. The kitchen offers ample storage and flows seamlessly into the living space, making it easy to stay connected with guests or family. Each of the four bedrooms offers generous space and flexibility--ideal for a growing household, home office setup, or guest rooms. The bathrooms feature timeless touches that reflect the home's original character. Outside, you'll find a beautifully manicured yard, a peaceful retreat in the middle of the city. Garden enthusiasts will love the greenhouse ready for your favorite plants or year-round growing. Located near shopping, dining, schools, and all that Lake Charles has to offer, this home is a rare blend of classic charm, solid construction, and a central location. Don't miss your chance to make it your own!

8. 2026-02-11
   price $199,500 1254-char remark

   Show marketing remark (763 chars)

   Charming 4-Bedroom Home in the Heart of Lake CharlesWelcome to this character-filled 4-bedroom, 2-bathroom home nestled in the vibrant heart of Lake Charles, LA. Full of warmth and original charm, this well-maintained property offers a solid foundation and inviting layout that's perfect for family living or entertaining. Step inside to discover a spacious open-concept kitchen and living area where natural light floods the space through a central skylight, creating an airy, welcoming atmosphere. The kitchen offers ample storage and flows seamlessly into the living space, making it easy to stay connected with guests or family. Each of the four bedrooms offers generous space and flexibility--ideal for a growing household, home office setup, or guest rooms.

9. 2026-02-11
   price $199,500 763-char remark

   Show marketing remark (763 chars)

   Charming 4-Bedroom Home in the Heart of Lake CharlesWelcome to this character-filled 4-bedroom, 2-bathroom home nestled in the vibrant heart of Lake Charles, LA. Full of warmth and original charm, this well-maintained property offers a solid foundation and inviting layout that's perfect for family living or entertaining. Step inside to discover a spacious open-concept kitchen and living area where natural light floods the space through a central skylight, creating an airy, welcoming atmosphere. The kitchen offers ample storage and flows seamlessly into the living space, making it easy to stay connected with guests or family. Each of the four bedrooms offers generous space and flexibility--ideal for a growing household, home office setup, or guest rooms.

10. 2026-01-01
    price $219,500 763-char remark

    Show marketing remark (763 chars)

    Charming 4-Bedroom Home in the Heart of Lake CharlesWelcome to this character-filled 4-bedroom, 2-bathroom home nestled in the vibrant heart of Lake Charles, LA. Full of warmth and original charm, this well-maintained property offers a solid foundation and inviting layout that's perfect for family living or entertaining. Step inside to discover a spacious open-concept kitchen and living area where natural light floods the space through a central skylight, creating an airy, welcoming atmosphere. The kitchen offers ample storage and flows seamlessly into the living space, making it easy to stay connected with guests or family. Each of the four bedrooms offers generous space and flexibility--ideal for a growing household, home office setup, or guest rooms.

11. 2025-07-18
    price $229,500 763-char remark

    Show marketing remark (763 chars)

    Charming 4-Bedroom Home in the Heart of Lake CharlesWelcome to this character-filled 4-bedroom, 2-bathroom home nestled in the vibrant heart of Lake Charles, LA. Full of warmth and original charm, this well-maintained property offers a solid foundation and inviting layout that's perfect for family living or entertaining. Step inside to discover a spacious open-concept kitchen and living area where natural light floods the space through a central skylight, creating an airy, welcoming atmosphere. The kitchen offers ample storage and flows seamlessly into the living space, making it easy to stay connected with guests or family. Each of the four bedrooms offers generous space and flexibility--ideal for a growing household, home office setup, or guest rooms.

12. 2025-06-05
    listed $236,000 Active 763-char remark

    Show marketing remark (1254 chars)

    Charming 4-Bedroom Home in the Heart of Lake Charles Welcome to this character-filled 4-bedroom, 2-bathroom home nestled in the vibrant heart of Lake Charles, LA. Full of warmth and original charm, this well-maintained property offers a solid foundation and inviting layout that's perfect for family living or entertaining. Step inside to discover a spacious open-concept kitchen and living area where natural light floods the space through a central skylight, creating an airy, welcoming atmosphere. The kitchen offers ample storage and flows seamlessly into the living space, making it easy to stay connected with guests or family. Each of the four bedrooms offers generous space and flexibility--ideal for a growing household, home office setup, or guest rooms. The bathrooms feature timeless touches that reflect the home's original character. Outside, you'll find a beautifully manicured yard, a peaceful retreat in the middle of the city. Garden enthusiasts will love the greenhouse ready for your favorite plants or year-round growing. Located near shopping, dining, schools, and all that Lake Charles has to offer, this home is a rare blend of classic charm, solid construction, and a central location. Don't miss your chance to make it your own!

13. 2025-06-05
    listed $229,500 Active 1254-char remark

    Show marketing remark (1254 chars)

    Charming 4-Bedroom Home in the Heart of Lake Charles Welcome to this character-filled 4-bedroom, 2-bathroom home nestled in the vibrant heart of Lake Charles, LA. Full of warmth and original charm, this well-maintained property offers a solid foundation and inviting layout that's perfect for family living or entertaining. Step inside to discover a spacious open-concept kitchen and living area where natural light floods the space through a central skylight, creating an airy, welcoming atmosphere. The kitchen offers ample storage and flows seamlessly into the living space, making it easy to stay connected with guests or family. Each of the four bedrooms offers generous space and flexibility--ideal for a growing household, home office setup, or guest rooms. The bathrooms feature timeless touches that reflect the home's original character. Outside, you'll find a beautifully manicured yard, a peaceful retreat in the middle of the city. Garden enthusiasts will love the greenhouse ready for your favorite plants or year-round growing. Located near shopping, dining, schools, and all that Lake Charles has to offer, this home is a rare blend of classic charm, solid construction, and a central location. Don't miss your chance to make it your own!

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $1,580 · $132/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $23,158
• − Mortgage interest: −$10,615
• − Property taxes: −$1,580
• − Insurance: −$948
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$5,513
• Taxable income: $798
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $3,651/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

-17.4% since first listed

8 events — show timeline

• 2026-03-21 Price Changed $189,500 GFPAR
• 2026-03-21 Price Changed $189,500 SWLAR
• 2026-02-11 Price Changed $199,500 SWLAR
• 2026-02-11 Price Changed $199,500 GFPAR
• 2026-01-01 Price Changed $219,500 GFPAR
• 2025-07-18 Price Changed $229,500 GFPAR
• 2025-06-05 Listed $236,000 GFPAR
• 2025-06-05 Listed $229,500 SWLAR

Property tax history

+2.7%/yr

Latest (2025): $1,580 · +2.4% YoY. Source: county tax records.