1821 7th St · Lake Charles, LA 70601

$160,000

4 bd · 2.0 ba · 1,900 sqft · SingleFamily · 69 Days on market

Built 2019 0.25 ac lot $84/sqft · 18% above area Est $136k · 18% over

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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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully rebuilt 4-bedroom, 2-bathroom home, fully renovated combines modern style with comfortable living. The open-concept layout features a spacious living room filled with natural light, perfect for entertaining or relaxing with family. The updated kitchen offers contemporary finishes and ample storage. Each bedroom provides generous space and comfort, while the two modern bathrooms are tastefully designed with sleek fixtures. Outside, a large backyard offers plenty of room for outdoor gatherings, gardening, or play. Every detail of this home has been thoughtfully crafted for both functionality and style.

Key facts

• Large backyard
• Updated kitchen
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED KITCHEN
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+6.2%/yr); 363 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 40% of the median local income ($50k/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 $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $20k; list at $160k implies a 704% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $136,137
• List price: $160,000
• Delta: 17.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2016 10th St St	0.33mi	4/2.0	1,900 (0%)	6mo	$159,900	$84	80
1721 11th St	0.35mi	3/2.0 (-1)	1,856 (-2%)	11mo	$105,000	$57	66
1624 9th St St	0.23mi	3/2.0 (-1)	1,636 (-14%)	1mo	$120,000	$73	61
1311 11th St	0.55mi	3/2.0 (-1)	1,911 (+1%)	12mo	$216,000	$113	59
1414 12th St St	0.55mi	3/2.0 (-1)	1,973 (+4%)	9mo	$74,000	$38	56
1319 9th St	0.46mi	3/2.0 (-1)	1,736 (-9%)	12mo	$222,000	$128	49
1410 Louisiana Ave	0.65mi	3/2.0 (-1)	1,700 (-10%)	3mo	$264,900	$156	44
1208 Louisiana Ave	0.69mi	3/2.0 (-1)	1,800 (-5%)	17mo	$279,900	$156	40
2113 13th St	0.69mi	3/2.0 (-1)	1,710 (-10%)	12mo	$125,000	$73	37
1703 Rose St	0.51mi	3/2.0 (-1)	1,627 (-14%)	21mo	$110,000	$68	30
1104 8th St	0.64mi	3/2.0 (-1)	1,658 (-13%)	18mo	$65,000	$39	29
1026 Clarence St	0.71mi	3/2.0 (-1)	1,670 (-12%)	21mo	$197,700	$118	24

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,564
• Equity at exit: $23,857

10-year hold

• IRR: 10.2%
• Equity multiple: 1.91×
• Total profit: $40,744
• Equity at exit: $13,834

Cash invested: $44,800 (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 70601

• Rents YoY: 6.2%
• Active inventory: 363
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$67
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $248

Break-even live

Break-even rent $1,368

Max offer price $160,000

Occupancy floor 80%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	20d	1	0.62mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	43d	1	1.32mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.49mi

Listing history 20 events

1. 2026-06-19
   days on market $160,000 Active 69 DOM
2. 2026-06-18
   days on market $160,000 Active 68 DOM
3. 2026-06-17
   days on market $160,000 Active 67 DOM
4. 2026-06-16
   days on market $160,000 Active 66 DOM
5. 2026-06-15
   days on market $160,000 Active 65 DOM
6. 2026-06-14
   days on market $160,000 Active 63 DOM
7. 2026-06-13
   days on market $160,000 Active 62 DOM
8. 2026-06-10
   days on market $160,000 Active 60 DOM
9. 2026-06-09
   days on market $160,000 Active 59 DOM
10. 2026-06-08
    days on market $160,000 Active 58 DOM
11. 2026-06-07
    days on market $160,000 Active 57 DOM
12. 2026-06-05
    days on market $160,000 Active 54 DOM
13. 2026-06-02
    days on market $160,000 Active 52 DOM
14. 2026-06-01
    days on market $160,000 Active 51 DOM
15. 2026-05-31
    days on market $160,000 Active 50 DOM
16. 2026-05-30
    days on market $160,000 Active 49 DOM
17. 2026-04-12
    listed $160,000 Active 624-char remark

    Show marketing remark (624 chars)

    This beautifully rebuilt 4-bedroom, 2-bathroom home, fully renovated combines modern style with comfortable living. The open-concept layout features a spacious living room filled with natural light, perfect for entertaining or relaxing with family. The updated kitchen offers contemporary finishes and ample storage. Each bedroom provides generous space and comfort, while the two modern bathrooms are tastefully designed with sleek fixtures. Outside, a large backyard offers plenty of room for outdoor gatherings, gardening, or play. Every detail of this home has been thoughtfully crafted for both functionality and style.

18. 2019-12-26
    soldstatus 161-char remark

    Show marketing remark (161 chars)

    Attention Investors! 4 bedroom, 2 bath home with hardwood floors & big bedrooms. Was previously rented for $780 a month. All measurements are more or less.

19. 2019-11-26
    listed $47,500 161-char remark

    Show marketing remark (161 chars)

    Attention Investors! 4 bedroom, 2 bath home with hardwood floors & big bedrooms. Was previously rented for $780 a month. All measurements are more or less.

20. 2001-12-03
    soldstatus $19,900

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$278/yr (+$23/mo · 46.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 74% 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: $20,189
• − Mortgage interest: −$8,962
• − Property taxes: −$602
• − Insurance: −$2,302
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$4,655
• Taxable income: $438
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,872/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): 30,872
• Household income: $49,992
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1304.0

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 0.55)
• 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%

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

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

+704.0% since first listed

4 events — show timeline

• 2026-04-12 Listed $160,000 SWLAR
• 2019-12-26 Sold (MLS) — SWLAR
• 2019-11-26 Listed $47,500 SWLAR
• 2001-12-03 Sold (Public Records) $19,900 Public Records

Property tax history

+0.6%/yr

Latest (2025): $602 · +4.5% YoY. Source: county tax records.