3714 Louisiana Ave · Lake Charles, LA 70607

$149,950

3 bd · 2.0 ba · 1,450 sqft · SingleFamily · 113 Days on market

Built 1960 0.25 ac lot $103/sqft · at area comps Est $146k · 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 +22.0/30.0
• DSCR +7.0/10.0
• ARV discount +6.3/15.0
• Rent growth +4.6/5.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautifully updated 3-bedroom, 2-bath home on Louisiana Avenue in the heart of Lake Charles. Thoughtfully renovated from top to bottom, the home features a spacious, open layout and generously sized bedrooms complemented by modern finishes throughout. Recent updates include all-new sub-flooring, new plumbing and electrical systems - providing a move-in-ready home with long-term durability and peace of mind. Bright, clean interiors and smart upgrades make maintenance easy and everyday living comfortable. Enjoy a prime location just minutes from McNeese State University, local high schools, shopping, dining, and essential services. Whether you're a student, family, or investor, this home delivers convenience, comfort, and value.

Key facts

• New plumbing
• Updated home
• Spacious open layout

Tags

• UPDATED HOME
• SPACIOUS OPEN LAYOUT
• NEW PLUMBING
• NEW ELECTRICAL SYSTEMS
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/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 $143k (4.6% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 18 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 $1k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $150k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $136,454 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 0.95% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $146,124
• List price: $149,950
• Delta: 2.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3824 Harvard St	0.32mi	3/2.0	1,450 (0%)	7mo	$210,000	$145	79
3705 Harvard St	0.26mi	3/2.0	1,520 (+5%)	4mo	$160,500	$106	76
1205 Tulane St	0.11mi	3/2.0	1,620 (+12%)	4mo	$148,000	$91	72
1309 Rosetta St	0.32mi	3/1.0	1,383 (-5%)	6mo	$55,300	$40	68
3707 Yale St	0.05mi	3/1.0	1,270 (-12%)	9mo	$50,000	$39	66
3706 Texas St	0.50mi	3/2.0	1,364 (-6%)	3mo	$129,900	$95	64
1312 N Elton Ct N	0.41mi	3/2.0	1,535 (+6%)	11mo	$120,000	$78	62
4041 Fourden	0.61mi	3/—	1,370 (-6%)	3mo	$145,000	$106	60
3705 Auburn St	0.39mi	3/2.0	1,604 (+11%)	8mo	$110,000	$69	58
3818 Hodges St	0.64mi	4/2.0 (+1)	1,414 (-2%)	7mo	$123,000	$87	55
3905 Hodges St	0.64mi	3/2.0	1,582 (+9%)	1mo	$124,900	$79	54
1113 Cactus Dr	0.65mi	4/1.0 (+1)	1,285 (-11%)	11mo	$75,000	$58	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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,684
• Equity at exit: $22,358

10-year hold

• IRR: 12.9%
• Equity multiple: 2.24×
• Total profit: $52,144
• Equity at exit: $12,965

Cash invested: $41,986 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$786
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $237

Break-even live

Break-even rent $1,130

Max offer price $149,950

Occupancy floor 78%

Sensitivity live

Price	-10% $322	-5% $280	+0% $237	+5% $195	+10% $153
Rent	-10% $124	-5% $181	+0% $237	+5% $294	+10% $350
Rate	-1.0pp $313	-0.5pp $276	base $237	+0.5pp $199	+1.0pp $159

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: $37,488
• Closing costs: $4,498
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	0.21mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	44d	1	0.34mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	0.35mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	44d	1	0.43mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	0.45mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	0.57mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	44d	1	0.59mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	0.61mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	0.65mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	21d	1	0.73mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.77mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	13d	1	0.82mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	13d	1	0.83mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	44d	1	0.84mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	21d	1	0.92mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	1.25mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	44d	1	1.25mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	1.46mi

Listing history 23 events

1. 2026-06-19
   days on market $149,950 Active 113 DOM
2. 2026-06-18
   days on market $149,950 Active 112 DOM
3. 2026-06-17
   days on market $149,950 Active 111 DOM
4. 2026-06-16
   days on market $149,950 Active 110 DOM
5. 2026-06-15
   days on market $149,950 Active 109 DOM
6. 2026-06-14
   days on market $149,950 Active 107 DOM
7. 2026-06-13
   days on market $149,950 Active 106 DOM
8. 2026-06-10
   days on market $149,950 Active 104 DOM
9. 2026-06-09
   days on market $149,950 Active 103 DOM
10. 2026-06-08
    days on market $149,950 Active 102 DOM
11. 2026-06-07
    days on market $149,950 Active 101 DOM
12. 2026-06-05
    days on market $149,950 Active 98 DOM
13. 2026-06-03
    price $149,950 Active 96 DOM
14. 2026-06-02
    days on market $154,950 Active 96 DOM
15. 2026-06-01
    days on market $154,950 Active 95 DOM
16. 2026-05-31
    days on market $154,950 Active 94 DOM
17. 2026-05-30
    days on market $154,950 Active 93 DOM
18. 2026-04-17
    price $154,950 750-char remark

    Show marketing remark (750 chars)

    Discover this beautifully updated 3-bedroom, 2-bath home on Louisiana Avenue in the heart of Lake Charles. Thoughtfully renovated from top to bottom, the home features a spacious, open layout and generously sized bedrooms complemented by modern finishes throughout. Recent updates include all-new sub-flooring, new plumbing and electrical systems - providing a move-in-ready home with long-term durability and peace of mind. Bright, clean interiors and smart upgrades make maintenance easy and everyday living comfortable. Enjoy a prime location just minutes from McNeese State University, local high schools, shopping, dining, and essential services. Whether you're a student, family, or investor, this home delivers convenience, comfort, and value.

19. 2026-03-23
    price $159,950 750-char remark

    Show marketing remark (750 chars)

    Discover this beautifully updated 3-bedroom, 2-bath home on Louisiana Avenue in the heart of Lake Charles. Thoughtfully renovated from top to bottom, the home features a spacious, open layout and generously sized bedrooms complemented by modern finishes throughout. Recent updates include all-new sub-flooring, new plumbing and electrical systems - providing a move-in-ready home with long-term durability and peace of mind. Bright, clean interiors and smart upgrades make maintenance easy and everyday living comfortable. Enjoy a prime location just minutes from McNeese State University, local high schools, shopping, dining, and essential services. Whether you're a student, family, or investor, this home delivers convenience, comfort, and value.

20. 2026-02-26
    listed $164,950 Active 750-char remark

    Show marketing remark (750 chars)

    Discover this beautifully updated 3-bedroom, 2-bath home on Louisiana Avenue in the heart of Lake Charles. Thoughtfully renovated from top to bottom, the home features a spacious, open layout and generously sized bedrooms complemented by modern finishes throughout. Recent updates include all-new sub-flooring, new plumbing and electrical systems - providing a move-in-ready home with long-term durability and peace of mind. Bright, clean interiors and smart upgrades make maintenance easy and everyday living comfortable. Enjoy a prime location just minutes from McNeese State University, local high schools, shopping, dining, and essential services. Whether you're a student, family, or investor, this home delivers convenience, comfort, and value.

21. 2021-01-27
    soldstatus 173-char remark

    Show marketing remark (173 chars)

    This property offers a 2 bedroom 2 bath floor plan situated on 0.22 acres of land. Not in flood zone. Schedule your showing today! Offers responded to within 24 to 48 hours.

22. 2021-01-04
    listed $39,000 173-char remark

    Show marketing remark (173 chars)

    This property offers a 2 bedroom 2 bath floor plan situated on 0.22 acres of land. Not in flood zone. Schedule your showing today! Offers responded to within 24 to 48 hours.

23. 1994-09-02
    soldstatus $47,000

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$297/yr (+$25/mo · 56.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% 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: $17,167
• − Mortgage interest: −$8,400
• − Property taxes: −$527
• − Insurance: −$750
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$4,362
• Taxable income: $382
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $2,757/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

+229.7% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $154,950 SWLAR
• 2026-03-23 Price Changed $159,950 SWLAR
• 2026-02-26 Listed $164,950 SWLAR
• 2021-01-27 Sold (MLS) — SWLAR
• 2021-01-04 Listed $39,000 SWLAR
• 1994-09-02 Sold (Public Records) $47,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $527 · +1.3% YoY. Source: county tax records.