4006 Center St · Lake Charles, LA 70607

$119,900

2 bd · 1.0 ba · 920 sqft · SingleFamily · 47 Days on market

Built 1961 10,018 sqft lot $130/sqft · at area comps Est $120k · at est.

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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 +19.5/30.0
• ARV discount +7.6/15.0
• DSCR +6.2/10.0
• Rent growth +4.6/5.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently remodeled and in great condition, this move-in ready home is located just minutes from McNeese State University. Featuring beautifully refinished hardwood floors throughout most of the property with no carpet anywhere, fresh interior paint, updated appliances, vinyl siding exterior, and a shingle roof, this home offers low-maintenance living and lasting appeal. The layout includes a 12x12 living room, dedicated dining area, and spacious kitchen with refrigerator, stove, dishwasher, washer, and dryer remaining. Two generously sized bedrooms feature hardwood flooring, plus a versatile 9x7 bonus room that could function as a third bedroom, nursery, or home office depending on buyer needs. The large yard provides ample outdoor space, and driveway parking adds convenience. With close proximity to McNeese State University, this property presents a compelling opportunity for buyers seeking affordable housing near campus. The flexible floor plan may allow for shared living arrangements, offering potential to offset housing expenses while building equity over time. This property also makes an excellent starter home for first-time buyers seeking an affordable monthly payment and an opportunity to own rather than rent. With improving market conditions, this home is an attractive option for a variety of intended uses.

Key facts

• Remodeled
• Spacious kitchen
• Shingle roof

Tags

• REMODELED
• HARDWOOD FLOORS
• VINYL SIDING EXTERIOR
• SHINGLE ROOF
• DEDICATED DINING AREA
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/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 $107k (10.9% below list).
• Recommended offer: $107k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 (+8.6%/yr); 567 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,871 (10.9% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (median comp): $120,065
• List price: $119,900
• Delta: -0.14%
• 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
3808 Auburn St	0.23mi	2/1.0	943 (+2%)	13mo	$118,000	$125	74
4115 Center St	0.19mi	2/1.0	983 (+7%)	11mo	$127,000	$129	71
501 Fairfield St	0.58mi	2/1.0	884 (-4%)	7mo	$125,000	$141	60
1201 Illinois St	0.48mi	3/1.0 (+1)	978 (+6%)	14mo	$104,000	$106	50
3501 Hodges St	0.64mi	2/1.0	871 (-5%)	19mo	$109,900	$126	45
1309 Cactus	0.64mi	3/1.0 (+1)	1,035 (+12%)	7mo	$105,000	$101	38
1313 Clover Dr	0.57mi	3/1.0 (+1)	982 (+7%)	23mo	$54,000	$55	38
507 Fairfield St	0.57mi	3/1.0 (+1)	1,042 (+13%)	10mo	$116,000	$111	38
1106 Mitchell St	0.73mi	2/2.0	840 (-9%)	16mo	$75,000	$89	35
1404 Clover Dr	0.68mi	3/1.0 (+1)	1,054 (+15%)	7mo	$140,000	$133	33
4204 Waterwood Dr	0.73mi	2/2.0	1,008 (+10%)	22mo	$154,900	$154	28

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,202
• Equity at exit: $17,877

10-year hold

• IRR: 10.2%
• Equity multiple: 1.96×
• Total profit: $32,063
• Equity at exit: $10,367

Cash invested: $33,572 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,069 high
• Mortgage (P&I): −$629
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $136

Break-even live

Break-even rent $897

Max offer price $119,900

Occupancy floor 82%

Sensitivity live

Price	-10% $203	-5% $170	+0% $136	+5% $102	+10% $68
Rent	-10% $51	-5% $93	+0% $136	+5% $178	+10% $220
Rate	-1.0pp $196	-0.5pp $166	base $136	+0.5pp $105	+1.0pp $73

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	14d	1	0.35mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	14d	1	0.37mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	14d	1	0.37mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	14d	1	0.62mi
520 E Lagrange St Unit 12 Lake Charles, LA	1.0	1.0	700	$749	$1.07	21d	1	0.63mi
518 E McNeese St Lake Charles, LA	1.0	1.0	920	$725	$0.79	44d	1	0.65mi
121 W Lagrange St Lake Charles, LA	1.0	1.0	850	$750	$0.88	44d	1	0.82mi
317 W School St Unit A Lake Charles, LA	2.0	1.0	825	$900	$1.09	44d	1	0.87mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$994	$1.05	14d	6	1.07mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	44d	1	1.10mi
422 W Lagrange St Lake Charles, LA	1.0	1.0	775	$900	$1.16	21d	1	1.10mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	14d	1	1.25mi
5014 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	14d	1	1.30mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	21d	1	1.30mi
5018 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	44d	1	1.31mi
3322 Kingham Rd Unit 2 Lake Charles, LA	2.0	1.0	870	$1,075	$1.24	44d	1	1.35mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	21d	1	1.39mi

Listing history 5 events

1. 2026-04-16
   status Active 1336-char remark

   Show marketing remark (1336 chars)

   Recently remodeled and in great condition, this move-in ready home is located just minutes from McNeese State University. Featuring beautifully refinished hardwood floors throughout most of the property with no carpet anywhere, fresh interior paint, updated appliances, vinyl siding exterior, and a shingle roof, this home offers low-maintenance living and lasting appeal. The layout includes a 12x12 living room, dedicated dining area, and spacious kitchen with refrigerator, stove, dishwasher, washer, and dryer remaining. Two generously sized bedrooms feature hardwood flooring, plus a versatile 9x7 bonus room that could function as a third bedroom, nursery, or home office depending on buyer needs. The large yard provides ample outdoor space, and driveway parking adds convenience. With close proximity to McNeese State University, this property presents a compelling opportunity for buyers seeking affordable housing near campus. The flexible floor plan may allow for shared living arrangements, offering potential to offset housing expenses while building equity over time. This property also makes an excellent starter home for first-time buyers seeking an affordable monthly payment and an opportunity to own rather than rent. With improving market conditions, this home is an attractive option for a variety of intended uses.

2. 2026-03-31
   status Pending 1336-char remark

   Show marketing remark (1336 chars)

   Recently remodeled and in great condition, this move-in ready home is located just minutes from McNeese State University. Featuring beautifully refinished hardwood floors throughout most of the property with no carpet anywhere, fresh interior paint, updated appliances, vinyl siding exterior, and a shingle roof, this home offers low-maintenance living and lasting appeal. The layout includes a 12x12 living room, dedicated dining area, and spacious kitchen with refrigerator, stove, dishwasher, washer, and dryer remaining. Two generously sized bedrooms feature hardwood flooring, plus a versatile 9x7 bonus room that could function as a third bedroom, nursery, or home office depending on buyer needs. The large yard provides ample outdoor space, and driveway parking adds convenience. With close proximity to McNeese State University, this property presents a compelling opportunity for buyers seeking affordable housing near campus. The flexible floor plan may allow for shared living arrangements, offering potential to offset housing expenses while building equity over time. This property also makes an excellent starter home for first-time buyers seeking an affordable monthly payment and an opportunity to own rather than rent. With improving market conditions, this home is an attractive option for a variety of intended uses.

3. 2026-03-30
   status Active 1336-char remark

   Show marketing remark (1336 chars)

   Recently remodeled and in great condition, this move-in ready home is located just minutes from McNeese State University. Featuring beautifully refinished hardwood floors throughout most of the property with no carpet anywhere, fresh interior paint, updated appliances, vinyl siding exterior, and a shingle roof, this home offers low-maintenance living and lasting appeal. The layout includes a 12x12 living room, dedicated dining area, and spacious kitchen with refrigerator, stove, dishwasher, washer, and dryer remaining. Two generously sized bedrooms feature hardwood flooring, plus a versatile 9x7 bonus room that could function as a third bedroom, nursery, or home office depending on buyer needs. The large yard provides ample outdoor space, and driveway parking adds convenience. With close proximity to McNeese State University, this property presents a compelling opportunity for buyers seeking affordable housing near campus. The flexible floor plan may allow for shared living arrangements, offering potential to offset housing expenses while building equity over time. This property also makes an excellent starter home for first-time buyers seeking an affordable monthly payment and an opportunity to own rather than rent. With improving market conditions, this home is an attractive option for a variety of intended uses.

4. 2026-03-13
   status Pending 1336-char remark

   Show marketing remark (1336 chars)

   Recently remodeled and in great condition, this move-in ready home is located just minutes from McNeese State University. Featuring beautifully refinished hardwood floors throughout most of the property with no carpet anywhere, fresh interior paint, updated appliances, vinyl siding exterior, and a shingle roof, this home offers low-maintenance living and lasting appeal. The layout includes a 12x12 living room, dedicated dining area, and spacious kitchen with refrigerator, stove, dishwasher, washer, and dryer remaining. Two generously sized bedrooms feature hardwood flooring, plus a versatile 9x7 bonus room that could function as a third bedroom, nursery, or home office depending on buyer needs. The large yard provides ample outdoor space, and driveway parking adds convenience. With close proximity to McNeese State University, this property presents a compelling opportunity for buyers seeking affordable housing near campus. The flexible floor plan may allow for shared living arrangements, offering potential to offset housing expenses while building equity over time. This property also makes an excellent starter home for first-time buyers seeking an affordable monthly payment and an opportunity to own rather than rent. With improving market conditions, this home is an attractive option for a variety of intended uses.

5. 2026-03-03
   listed $119,900 Active 1336-char remark

   Show marketing remark (1336 chars)

   Recently remodeled and in great condition, this move-in ready home is located just minutes from McNeese State University. Featuring beautifully refinished hardwood floors throughout most of the property with no carpet anywhere, fresh interior paint, updated appliances, vinyl siding exterior, and a shingle roof, this home offers low-maintenance living and lasting appeal. The layout includes a 12x12 living room, dedicated dining area, and spacious kitchen with refrigerator, stove, dishwasher, washer, and dryer remaining. Two generously sized bedrooms feature hardwood flooring, plus a versatile 9x7 bonus room that could function as a third bedroom, nursery, or home office depending on buyer needs. The large yard provides ample outdoor space, and driveway parking adds convenience. With close proximity to McNeese State University, this property presents a compelling opportunity for buyers seeking affordable housing near campus. The flexible floor plan may allow for shared living arrangements, offering potential to offset housing expenses while building equity over time. This property also makes an excellent starter home for first-time buyers seeking an affordable monthly payment and an opportunity to own rather than rent. With improving market conditions, this home is an attractive option for a variety of intended uses.

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: +$300/yr (+$25/mo · 83.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 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: $12,825
• − Mortgage interest: −$6,716
• − Property taxes: −$359
• − Insurance: −$600
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$3,488
• Taxable loss: −$391
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $1,721/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

5 events — show timeline

• 2026-04-16 Relisted — SWLAR
• 2026-03-31 Pending — SWLAR
• 2026-03-30 Relisted — SWLAR
• 2026-03-13 Pending — SWLAR
• 2026-03-03 Listed $119,900 SWLAR

Property tax history

-0.4%/yr

Latest (2025): $359 · +1.3% YoY. Source: county tax records.