1029 Sycamore St · Lake Charles, LA 70601

$89,000

2 bd · 1.0 ba · 1,101 sqft · SingleFamily · 72 Days on market

Built 1967 6,262 sqft lot $81/sqft · 11% below area Est $100k · 11% under ↓ 10% since listing

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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 +29.7/30.0
• ARV discount +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into homeownership with this inviting 2-bedroom, 1-bath gem offering approximately 1,101 sq ft of comfortable living space. Perfect starter home, this home delivers the chance to own for less than rent while building equity in a growing area. Nestled in a neighborhood experiencing revitalization, you’ll love the convenient access to shopping, dining, schools, and major roadways—everything you need just minutes away. Inside, you’ll find a functional layout with great flow and solid bones, making it truly turn key while still offering room to add your personal touch, this property checks all the boxes.

Key facts

• Solid bones
• Functional footprint
• Long-term rental

Tags

• RENOVATION OPPORTUNITY
• ESTABLISHED NEIGHBORHOOD
• SOLID BONES
• FUNCTIONAL FOOTPRINT
• FIX-AND-FLIP
• LONG-TERM RENTAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 24 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.23% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.60%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

• ARV (median comp): $100,138
• List price: $89,000
• Delta: -11.12%
• 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
1014 Fall St St	0.21mi	2/1.0	1,190 (+8%)	2mo	$45,000	$38	75
3022 Louisiana Ave	0.44mi	3/1.0 (+1)	1,100 (-0%)	12mo	$115,000	$105	64
819 Craft St	0.48mi	3/2.0 (+1)	1,156 (+5%)	3mo	$143,000	$124	58
3206 Louisiana Ave	0.57mi	3/1.0 (+1)	1,120 (+2%)	14mo	$66,000	$59	53
1609 18th St	0.49mi	3/1.0 (+1)	1,178 (+7%)	9mo	$57,000	$48	53
707 Fall St	0.38mi	3/1.5 (+1)	1,192 (+8%)	10mo	$52,000	$44	53
710 11th St	0.52mi	2/1.0	999 (-9%)	14mo	$45,000	$45	49
3101 Center St	0.58mi	3/1.0 (+1)	1,180 (+7%)	10mo	$119,000	$101	48
1518 21st St	0.59mi	3/1.0 (+1)	1,201 (+9%)	9mo	$135,000	$112	45
1734 Moss St St	0.70mi	2/2.0	989 (-10%)	4mo	$109,900	$111	43
3227 Aster St	0.71mi	3/2.0 (+1)	1,050 (-5%)	14mo	$106,500	$101	38
1801 Moss St	0.65mi	3/1.0 (+1)	1,246 (+13%)	13mo	$129,900	$104	32

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: 9.7%
• Equity multiple: 1.39×
• Total profit: $9,804
• Equity at exit: $13,270

10-year hold

• IRR: 21.1%
• Equity multiple: 3.04×
• Total profit: $50,861
• Equity at exit: $7,695

Cash invested: $24,920 (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 70601

• Rents YoY: 6.2%
• Active inventory: 363
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$467
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $324

Break-even live

Break-even rent $687

Max offer price $89,000

Occupancy floor 65%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	0.19mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	21d	1	0.33mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	21d	1	0.50mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.64mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	44d	1	0.83mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	44d	1	0.86mi
1605 W Common St Unit 1 Lake Charles, LA	1.0	1.0	750	$925	$1.23	21d	1	0.90mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	44d	1	0.91mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	13d	1	0.92mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	44d	1	0.96mi
3322 Kingham Rd Unit 2 Lake Charles, LA	2.0	1.0	870	$1,075	$1.24	44d	1	1.00mi
200 W 11th St Unit 4 Lake Charles, LA	1.0	1.0	700	$875	$1.25	21d	1	1.02mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	44d	1	1.08mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,333	$1.26	13d	1	1.09mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	1.11mi
520 E Lagrange St Unit 12 Lake Charles, LA	1.0	1.0	700	$749	$1.07	21d	1	1.11mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	21d	1	1.23mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$994	$1.05	13d	6	1.26mi
121 W Lagrange St Lake Charles, LA	1.0	1.0	850	$750	$0.88	44d	1	1.30mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	1.33mi
823 Kirkman St Unit 4 Lake Charles, LA	1.0	1.0	950	$600	$0.63	21d	1	1.36mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	44d	1	1.36mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	44d	1	1.50mi
422 W Lagrange St Lake Charles, LA	1.0	1.0	775	$900	$1.16	21d	1	1.50mi

Listing history 18 events

1. 2026-06-19
   days on market $89,000 Active 72 DOM
2. 2026-06-18
   days on market $89,000 Active 71 DOM
3. 2026-06-17
   days on market $89,000 Active 70 DOM
4. 2026-06-16
   days on market $89,000 Active 69 DOM
5. 2026-06-15
   days on market $89,000 Active 68 DOM
6. 2026-06-14
   days on market $89,000 Active 66 DOM
7. 2026-06-13
   days on market $89,000 Active 65 DOM
8. 2026-06-10
   days on market $89,000 Active 63 DOM
9. 2026-06-09
   days on market $89,000 Active 62 DOM
10. 2026-06-08
    days on market $89,000 Active 61 DOM
11. 2026-06-07
    days on market $89,000 Active 60 DOM
12. 2026-06-05
    days on market $89,000 Active 57 DOM
13. 2026-06-02
    days on market $89,000 Active 55 DOM
14. 2026-06-01
    days on market $89,000 Active 54 DOM
15. 2026-05-31
    days on market $89,000 Active 53 DOM
16. 2026-05-30
    days on market $89,000 Active 52 DOM
17. 2026-05-14
    price $89,000 630-char remark

    Show marketing remark (630 chars)

    Step into homeownership with this inviting 2-bedroom, 1-bath gem offering approximately 1,101 sq ft of comfortable living space. Perfect starter home, this home delivers the chance to own for less than rent while building equity in a growing area. Nestled in a neighborhood experiencing revitalization, you’ll love the convenient access to shopping, dining, schools, and major roadways—everything you need just minutes away. Inside, you’ll find a functional layout with great flow and solid bones, making it truly turn key while still offering room to add your personal touch, this property checks all the boxes.

18. 2026-04-09
    listed $99,000 Active 630-char remark

    Show marketing remark (630 chars)

    Step into homeownership with this inviting 2-bedroom, 1-bath gem offering approximately 1,101 sq ft of comfortable living space. Perfect starter home, this home delivers the chance to own for less than rent while building equity in a growing area. Nestled in a neighborhood experiencing revitalization, you’ll love the convenient access to shopping, dining, schools, and major roadways—everything you need just minutes away. Inside, you’ll find a functional layout with great flow and solid bones, making it truly turn key while still offering room to add your personal touch, this property checks all the boxes.

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $490 · $41/mo
• Expected delta: +$20/yr (+$2/mo · 4.3%)

ⓘ 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 · 23 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: $13,168
• − Mortgage interest: −$4,985
• − Property taxes: −$470
• − Insurance: −$445
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,589
• Taxable income: $2,572
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $3,270/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

-10.1% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $89,000 SWLAR
• 2026-04-09 Listed $99,000 SWLAR

Property tax history

-0.4%/yr

Latest (2025): $470 · +1.3% YoY. Source: county tax records.