422 Crestwood St · Lake Charles, LA 70605

$198,000

4 bd · 2.0 ba · 1,707 sqft · SingleFamily · 3 Days on market

Built 1960 0.27 ac lot Est $224k · 11% 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 +27.4/30.0
• ARV discount +12.7/15.0
• DSCR +9.6/10.0
• 1% rule +6.6/10.0
• 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

Nice 4 bedroom 2 bath home located in University Place within walking distance to University Park and is also centrally located near schools, shopping and restaurants. This home offers the perfect space for a first time home buyer or a growing family. Home has a beautifully landscaped front and backyard that features a huge brick patio perfect for outdoor entertaining. Home is located in flood zone X where typically flood insurance is not required. All measurements are M/L

Key facts

• Huge brick patio
• 0.27 acre lot
• 2 garage spots

Tags

• LANDSCAPED FRONT AND BACKYARD
• HUGE BRICK PATIO

Property features AI

Exterior

• Parking: Garage with 2 parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family house; One-story
• Construction: No common walls
• Exterior features: City lot; Lot dimensions approximately 77 x 154; Lot area about 0.272 acres

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Dishwasher; Electric oven; Electric range; Microwave; Tankless water heater; Water heater; No fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Cap rate 9.8% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 32% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 $55k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $81k; list at $198k implies a 144% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $223,617
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Montclair St	0.12mi	4/2.0	1,760 (+3%)	4mo	$263,000	$149	86
450 Greenway St	0.16mi	4/3.0	1,827 (+7%)	4mo	$215,000	$118	73
619 Central Pkwy	0.24mi	3/2.0 (-1)	1,602 (-6%)	1mo	$150,000	$94	73
230 Crestwood Ln	0.23mi	3/2.0 (-1)	1,600 (-6%)	4mo	$187,500	$117	70
425 Avalon St	0.04mi	3/2.0 (-1)	1,465 (-14%)	2mo	$239,000	$163	68
113 Overhill Dr	0.44mi	4/2.0	1,684 (-1%)	12mo	$260,000	$154	67
115 Greenway St	0.30mi	4/2.0	1,900 (+11%)	2mo	$263,400	$139	65
624 Becky Ln	0.44mi	3/2.0 (-1)	1,819 (+7%)	6mo	$290,000	$159	59
133 Petite St	0.25mi	3/1.5 (-1)	1,536 (-10%)	7mo	$197,000	$128	58
820 Lakeridge Ln	0.62mi	3/2.0 (-1)	1,890 (+11%)	6mo	$245,000	$130	43
505 Fontenot Rd	0.63mi	3/2.0 (-1)	1,560 (-9%)	10mo	$149,000	$96	43
144 Mallard St	0.53mi	3/2.0 (-1)	1,490 (-13%)	11mo	$195,000	$131	40

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: 7.4%
• Equity multiple: 1.30×
• Total profit: $16,857
• Equity at exit: $29,522

10-year hold

• IRR: 20.4%
• Equity multiple: 3.11×
• Total profit: $117,097
• Equity at exit: $17,119

Cash invested: $55,440 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,292 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$111 /mo · $1,331/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $579

Break-even live

Break-even rent $1,559

Max offer price $198,000

Occupancy floor 70%

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	0.17mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	43d	1	0.39mi
801 Sundale Dr Lake Charles, LA	3.0	1.0	1144	$1,195	$1.04	43d	1	0.81mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	20d	1	1.46mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $198,000 Pending 3 DOM
2. 2026-06-05
   days on market $198,000 Active 2 DOM
3. 2026-06-03
   remarks 477-char remark
4. 2026-06-03
   listed $198,000 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: $1,331 · $111/mo
• Projected year-2 tax: $1,331 · $111/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $27,505
• − Mortgage interest: −$11,091
• − Property taxes: −$1,331
• − Insurance: −$990
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$5,760
• Taxable income: $3,932
• Est. tax owed @ 24.0%: −$944
• After-tax cash flow: $6,004/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

+144.4% since first listed

2 events — show timeline

• 2026-06-02 Listed $198,000 SWLAR
• 1994-03-07 Sold (Public Records) $81,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,331 · +2.4% YoY. Source: county tax records.