1530 Lacadie Dr #4 · Lake Charles, LA 70605

$269,900

3 bd · 2.5 ba · 2,077 sqft · Townhouse · 36 Days on market

Built 2019 Good condition 4,356 sqft lot $130/sqft · 27% above area Est $213k · 27% over

---

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 +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Rent growth +5.0/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 72 Hours first right of refusal * Beautiful custom townhouse in Providence Subdivision. It's a 3 bedroom and 2.5 bath with huge closets, large study/family room. Master bedroom is downstairs with custom shower, soak-er tub, and double vanity. Full address is 1530-4 L'Acadie. All Measurements are more or less.

Key facts

• Spacious island
• Walk-in closets
• Bonus room

Tags

• HARD FLOORS
• OPEN-CONCEPT LIVING SPACE
• SPACIOUS ISLAND
• ABUNDANT STORAGE
• WALK-IN CLOSETS
• BONUS ROOM

Property features AI

Finance

• Other: Property type: Residential townhouse; Directions: Home is on the left.

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Townhouse; 2 stories
• Exterior features: Back yard; City lot; Landscaped

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No fireplace; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $262k (3.0% 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 (+15.1%/yr); 456 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 40% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $76k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($262k) 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.

Recommended offer $261,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 1.07% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $213,188
• List price: $269,900
• Delta: 26.60%
• Verdict: OVERPRICED
• Comps: 12 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,535
• Equity at exit: $40,243

10-year hold

• IRR: 13.8%
• Equity multiple: 2.36×
• Total profit: $103,055
• Equity at exit: $23,336

Cash invested: $75,572 (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 70605

• Rents YoY: 15.1%
• Active inventory: 456
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,895 medium
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $422

Break-even live

Break-even rent $2,361

Max offer price $269,900

Occupancy floor 80%

Sensitivity live

Price	-10% $608	-5% $515	+0% $422	+5% $328	+10% $235
Rent	-10% $193	-5% $307	+0% $422	+5% $536	+10% $650
Rate	-1.0pp $558	-0.5pp $490	base $422	+0.5pp $352	+1.0pp $281

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	44d	1	0.68mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	22d	1	0.94mi
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,875	$1.82	14d	24	0.96mi

Listing history 19 events

1. 2026-06-19
   days on market $269,900 Active 36 DOM
2. 2026-06-18
   days on market $269,900 Active 35 DOM
3. 2026-06-17
   days on market $269,900 Active 34 DOM
4. 2026-06-16
   days on market $269,900 Active 33 DOM
5. 2026-06-15
   days on market $269,900 Active 32 DOM
6. 2026-06-14
   days on market $269,900 Active 30 DOM
7. 2026-06-13
   days on market $269,900 Active 29 DOM
8. 2026-06-10
   days on market $269,900 Active 27 DOM
9. 2026-06-09
   days on market $269,900 Active 26 DOM
10. 2026-06-08
    days on market $269,900 Active 25 DOM
11. 2026-06-07
    days on market $269,900 Active 24 DOM
12. 2026-06-05
    days on market $269,900 Active 21 DOM
13. 2026-06-02
    days on market $269,900 Active 19 DOM
14. 2026-06-01
    days on market $269,900 Active 18 DOM
15. 2026-05-31
    days on market $269,900 Active 17 DOM
16. 2026-05-30
    days on market $269,900 Active 16 DOM
17. 2026-05-14
    listed $269,900 Active 940-char remark
18. 2019-10-03
    soldstatus 313-char remark

    Show marketing remark (313 chars)

    * 72 Hours first right of refusal * Beautiful custom townhouse in Providence Subdivision. It's a 3 bedroom and 2.5 bath with huge closets, large study/family room. Master bedroom is downstairs with custom shower, soak-er tub, and double vanity. Full address is 1530-4 L'Acadie. All Measurements are more or less.

19. 2019-07-02
    listed $256,000 313-char remark

    Show marketing remark (313 chars)

    * 72 Hours first right of refusal * Beautiful custom townhouse in Providence Subdivision. It's a 3 bedroom and 2.5 bath with huge closets, large study/family room. Master bedroom is downstairs with custom shower, soak-er tub, and double vanity. Full address is 1530-4 L'Acadie. All Measurements are more or less.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,738
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − Depreciation: −$7,852
• Taxable income: $812
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $4,866/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming 3-bedroom, 2.5-bath townhouse in a sought-after neighborhood is move-in ready with good condition and minimal maintenance needs.

Value-add opportunities

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both upgrading ceiling fans — modern fans improve airflow and aesthetics
• Both installing smart home devices — enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both upgrading ceiling fans — modern fans improve airflow and aesthetics ↑
• Both installing smart home devices — enhances convenience and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+5.4% since first listed

3 events — show timeline

• 2026-05-14 Listed $269,900 SWLAR
• 2019-10-03 Sold (MLS) — SWLAR
• 2019-07-02 Listed $256,000 SWLAR