4071 Brentwood Dr · Lake Charles, LA 70607

$189,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily · 1 Days on market

Built 1981 0.33 ac lot Est $172k · 10% over

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Why this score? — see what drove the D- 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 +12.8/30.0
• Rent growth +4.6/5.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• ARV discount +3.1/15.0
• Schools +3.1/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully remodeled home is a must see, and is move in ready. Home features natural wood cabinets and doors throughout, and luxury vinyl flooring. The kitchen offers lots of beautiful cabinets, granite countertops, bar top seating, all appliances, and is open to the spacious dining and living areas. The living room has a gorgeous beam that separates the living and dining areas, and large windows which allows for some amazing natural light. The yard is dotted with fruit trees and native plants. The fenced in backyard is great for entertaining or just for relaxing. Call for your appointment today!

Key facts

• Quiet cul-de-sac
• Spacious lot
• Outdoor living

Tags

• SPACIOUS LOT
• QUIET CUL-DE-SAC
• OUTDOOR LIVING
• NATURAL WOOD FINISHES
• LUXURY VINYL FLOORING
• OPEN-CONCEPT LAYOUT

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Phone available; Cable available; Natural gas not available; Sewer connected; Water connected
• Home design: Single-family house; One story
• Exterior features: Fenced yard with privacy fencing; Back yard; Front yard; Located on a cul-de-sac; Irregular-shaped city lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: No fireplace; Central Air and ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-17 ($-208/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (24.8% below list).
• Recommended offer: $142k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (+8.6%/yr); 567 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago 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

• Climate carrying-cost: major flood risk; 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 $142,058 (24.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $172,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Tulane St	0.45mi	3/2.0	1,620 (+1%)	4mo	$148,000	$91	74
4041 Fourden	0.16mi	3/—	1,370 (-15%)	3mo	$145,000	$106	66
1016 Cherryhill St	0.50mi	3/2.0	1,444 (-10%)	7mo	$200,000	$139	54
3705 Harvard St	0.73mi	3/2.0	1,520 (-6%)	4mo	$160,500	$106	54
2209 Michele Ct	0.60mi	3/2.0	1,447 (-10%)	2mo	$195,000	$135	54
1736 Illinois St	0.34mi	3/2.0	1,835 (+14%)	9mo	$185,000	$101	53
2210 S Lake Michele Cir	0.64mi	3/2.0	1,508 (-6%)	10mo	$195,000	$129	52
4569 Louisiana Ave	0.75mi	2/2.0 (-1)	1,629 (+1%)	10mo	$175,000	$107	50
1212 E School St E	0.53mi	3/2.0	1,830 (+14%)	3mo	$160,000	$87	50
3808 W Lake Michele Cir W	0.65mi	4/2.0 (+1)	1,684 (+5%)	9mo	$217,000	$129	49
3824 Harvard St	0.65mi	3/2.0	1,450 (-10%)	7mo	$210,000	$145	47
1309 Rosetta St	0.64mi	3/1.0	1,383 (-14%)	6mo	$55,300	$40	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.54×
• Total profit: $-24,306
• Equity at exit: $28,181

10-year hold

• IRR: 2.5%
• Equity multiple: 1.21×
• Total profit: $11,252
• Equity at exit: $16,341

Cash invested: $52,920 (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 70607

• Rents YoY: 8.6%
• Active inventory: 567
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$991
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-17

Break-even live

Break-even rent $1,443

Max offer price $185,933

Occupancy floor 96%

Sensitivity live

Price	-10% $90	-5% $36	+0% $-17	+5% $-71	+10% $-124
Rent	-10% $-130	-5% $-73	+0% $-17	+5% $39	+10% $95
Rate	-1.0pp $78	-0.5pp $31	base $-17	+0.5pp $-66	+1.0pp $-116

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	21d	1	0.22mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	0.54mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	0.62mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	44d	1	0.66mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	0.71mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	44d	1	0.85mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	44d	1	0.88mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	44d	1	0.92mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.11mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	1.11mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	44d	1	1.35mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	21d	1	1.39mi

Listing history 3 events

1. 2026-06-05
   status $189,000 Pending 1 DOM
2. 2026-06-01
   remarks 693-char remark
3. 2026-06-01
   listed $189,000 Active 1 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: $837 · $70/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$203/yr (+$17/mo · 24.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 71% 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: $17,047
• − Mortgage interest: −$10,587
• − Property taxes: −$837
• − Insurance: −$945
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$5,498
• Taxable loss: −$3,548
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $643/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): 27,080
• Household income: $60,351
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1267.0

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 0.65)
• Race & ethnicity: White 46% Black 36% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 10% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -91.59%
• Current HPI: 93.679
• Rent YoY: ▲ 8.55%
• 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

+40.0% since first listed

5 events — show timeline

• 2026-06-01 Listed $189,000 SWLAR
• 2023-08-15 Sold (Public Records) $175,000 Public Records
• 2023-08-14 Sold (MLS) — SWLAR
• 2023-06-29 Listed $175,000 SWLAR
• 2017-11-15 Sold (Public Records) $135,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $837 · +1.3% YoY. Source: county tax records.