2505 Peace Dr · Lake Charles, LA 70605

$265,000

3 bd · 2.0 ba · 2,007 sqft · SingleFamily · 30 Days on market

Built 1996 6,098 sqft lot $132/sqft · at area comps Est $276k · at est.

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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 +15.5/30.0
• ARV discount +9.3/15.0
• Rent growth +5.0/5.0
• DSCR +4.8/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming, well-maintained 3-bedroom, 2-bath home in South Lake Charles. Ideally located with convenient access to shopping, dining, and everyday amenities. This move-in ready property features a functional floor plan with comfortable living areas, abundant storage, and a spacious laundry room. The fenced backyard includes a concrete patio, offering a great outdoor space for a variety of uses, along with a low-maintenance design. Additional highlights include alley access and a two-car garage. Flood insurance is not required.

Key facts

• Alley access
• Concrete patio
• Fenced backyard

Tags

• FENCED BACKYARD
• CONCRETE PATIO
• ALLEY ACCESS
• LOW MAINTENANCE DESIGN

Property features AI

Exterior

• Parking: 2 total parking spaces; 2-car carport; Driveway and garage
• Security: Carbon monoxide detector(s); Smoke detector(s); Fire alarm; Accessible full bath
• Utilities: Public water; Public sewer; Electricity available; Cable available; Water available
• Home design: Single-family residence; One-story house; Brick construction; Slab foundation
• Construction: Brick exterior; Shingle roof; Slab foundation; Built as a house (single family)
• Exterior features: Patio; Fenced yard (security fencing); City lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Fireplace heating; Central air conditioning
• Interior features: Built-in features; Ceiling fan(s); Kitchen island; Double vanity; Electric fireplace
• Laundry & utility: Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (15.8% below list).
• Recommended offer: $223k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Zoned schools: St. John Elementary School (math 35% / reading 53%, grade F, #191 of 646 statewide, top 30%, 654 students, 64% FRL); Alfred M. Barbe High School (math 41% / reading 56%, grade D, #41 of 265 statewide, top 16%, 1,991 students, 41% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 456 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 31% 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 30 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; list at $265k implies a 89% 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 $223,023 (15.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.84% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (median comp): $276,138
• List price: $265,000
• Delta: -4.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2511 Vogue Dr	0.07mi	3/2.0	1,943 (-3%)	5mo	$267,500	$138	87
4725 E Quail Hollow Dr E	0.09mi	4/2.0 (+1)	2,054 (+2%)	4mo	$279,900	$136	84
4601 W Quail Hollow Dr W	0.33mi	4/2.0 (+1)	2,100 (+5%)	5mo	$288,000	$137	68
4826 Ihles	0.39mi	4/2.0 (+1)	2,115 (+5%)	2mo	$135,000	$64	66
2405 Karen Ln	0.40mi	3/2.5	2,001 (-0%)	17mo	$320,000	$160	65
2421 N Karen Ln N	0.38mi	3/2.5	2,166 (+8%)	4mo	$345,000	$159	64
2508 Brent Keith St	0.16mi	4/2.5 (+1)	2,298 (+14%)	3mo	$438,000	$191	59
2425 Tyler St	0.25mi	4/2.0 (+1)	2,201 (+10%)	10mo	$332,000	$151	58
2421 Luke St	0.20mi	3/2.0	2,258 (+12%)	15mo	$235,000	$104	57
2425 Luke St	0.20mi	3/2.5	1,785 (-11%)	21mo	$265,000	$148	53
4236 Weaver Rd	0.75mi	3/2.0	1,816 (-10%)	19mo	$182,000	$100	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: -8.6%
• Equity multiple: 0.67×
• Total profit: $-24,497
• Equity at exit: $39,512

10-year hold

• IRR: 6.1%
• Equity multiple: 1.55×
• Total profit: $40,680
• Equity at exit: $22,912

Cash invested: $74,200 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,230 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$156 /mo · $1,873/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $106

Break-even live

Break-even rent $2,096

Max offer price $265,000

Occupancy floor 90%

Sensitivity live

Price	-10% $256	-5% $181	+0% $106	+5% $31	+10% $-44
Rent	-10% $-70	-5% $18	+0% $106	+5% $194	+10% $282
Rate	-1.0pp $239	-0.5pp $173	base $106	+0.5pp $37	+1.0pp $-33

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,875	$1.82	13d	24	0.62mi
4607 W Prien Lake Rd Lake Charles, LA	3.0	2.0	1530	$3,500	$2.29	44d	1	0.82mi
3291 Copper Ridge Dr Lake Charles, LA	3.0	2.0	1750	$2,750	$1.57	13d	1	0.98mi
3418 Eliza Rd Unit A Lake Charles, LA	3.0	2.0	1534	$2,150	$1.40	13d	1	1.18mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	21d	1	1.28mi

Listing history 2 events

1. 2026-04-28
   listed $265,000 Active 530-char remark
2. 1999-03-04
   soldstatus $140,000

ⓘ 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: $1,873 · $156/mo
• Projected year-2 tax: $1,873 · $156/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 · 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: $26,763
• − Mortgage interest: −$14,844
• − Property taxes: −$1,873
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$7,709
• Taxable loss: −$3,270
• Est. tax savings @ 24.0%: +$785
• After-tax cash flow: $2,053/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

+89.3% since first listed

3 events — show timeline

• 2026-05-28 Pending — SWLAR
• 2026-04-28 Listed $265,000 SWLAR
• 1999-03-04 Sold (Public Records) $140,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,873 · +2.4% YoY. Source: county tax records.