219 N Blake St St · Lake Charles, LA 70601

$99,500

4 bd · 2.0 ba · 1,588 sqft · SingleFamily · 45 Days on market

Built 1980 4,750 sqft lot $63/sqft · 20% below area Est $124k · 20% under ↓ 19% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this beautifully updated 4-bedroom, 2-bath home offering exceptional value and versatility! With 1,588 square feet of thoughtfully designed living space, this property features a flexible bonus room that can easily serve as a 5th bedroom, home office, or game room—perfect for adapting to your lifestyle needs. Recent upgrades include a brand-new HVAC system with a transferable warranty, giving peace of mind for years to come. The home is priced to sell and offers both comfort and efficiency. Outside, you’ll find a spacious concrete driveway with ample parking and a nice backyard—ideal for relaxing, entertaining, or future outdoor enhancements. Whether you’re a first-time buyer or looking for more space, this home delivers flexibility, function, and affordability all in one package. Don’t miss this opportunity! * Home is virtually staged.

Key facts

• Flexible bonus room
• Nice backyard
• 4,750 sq ft lot

Tags

• FLEXIBLE BONUS ROOM
• BRAND-NEW HVAC SYSTEM
• SPACIOUS CONCRETE DRIVEWAY
• NICE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 4.2% 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.
• Zoned schools: John J. Johnson Ii Elementary School (149 students, 91% FRL); Ray D. Molo Middle Magnet School (math 6% / reading 18%, grade F, #193 of 218 statewide, top 88%, 325 students, 91% FRL); Washington/Marion Magnet High School (math 8% / reading 12%, grade F, #241 of 265 statewide, top 93%, 587 students, 80% FRL) — zoned schools average 87% FRL vs 52% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 37% district-wide (-26 pts) — the specific schools serving this property underperform the Calcasieu Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.2%/yr); 364 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 37% 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 $688 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($97k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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. 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.
6. 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.
7. 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: 1.54% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.90%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (median comp): $124,152
• List price: $99,500
• Delta: -19.86%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 Blake St	0.18mi	3/2.0 (-1)	1,600 (+1%)	3mo	$175,000	$109	83
612 N Goos Blvd N	0.42mi	3/1.5 (-1)	1,592 (+0%)	17mo	$70,000	$44	59
1508 Obrien St	0.57mi	3/2.0 (-1)	1,656 (+4%)	5mo	$35,500	$21	57
1621 Winterhalter St	0.39mi	3/2.0 (-1)	1,699 (+7%)	24mo	$78,300	$46	45
619 VE Washington Ave	0.68mi	3/2.0 (-1)	1,703 (+7%)	7mo	$130,000	$76	45
316 N Bank St	0.50mi	3/2.0 (-1)	1,395 (-12%)	12mo	$15,000	$11	42

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: 22.9%
• Equity multiple: 1.98×
• Total profit: $27,221
• Equity at exit: $14,836

10-year hold

• IRR: 32.8%
• Equity multiple: 4.41×
• Total profit: $95,140
• Equity at exit: $8,603

Cash invested: $27,860 (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: 364
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $601

Break-even live

Break-even rent $775

Max offer price $99,500

Occupancy floor 56%

Sensitivity live

Price	-10% $658	-5% $629	+0% $601	+5% $573	+10% $545
Rent	-10% $480	-5% $541	+0% $601	+5% $662	+10% $723
Rate	-1.0pp $651	-0.5pp $627	base $601	+0.5pp $575	+1.0pp $549

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1735 Saint John St Lake Charles, LA	4.0	2.0	1500	$1,700	$1.13	46d	1	0.22mi

Listing history 5 events

1. 2026-05-31
   status $99,500 Pending 45 DOM
2. 2026-05-30
   days on market $99,500 Active Under Contract 45 DOM
3. 2026-05-10
   price $99,500 891-char remark

   Show marketing remark (891 chars)

   Welcome to this beautifully updated 4-bedroom, 2-bath home offering exceptional value and versatility! With 1,588 square feet of thoughtfully designed living space, this property features a flexible bonus room that can easily serve as a 5th bedroom, home office, or game room—perfect for adapting to your lifestyle needs. Recent upgrades include a brand-new HVAC system with a transferable warranty, giving peace of mind for years to come. The home is priced to sell and offers both comfort and efficiency. Outside, you’ll find a spacious concrete driveway with ample parking and a nice backyard—ideal for relaxing, entertaining, or future outdoor enhancements. Whether you’re a first-time buyer or looking for more space, this home delivers flexibility, function, and affordability all in one package. Don’t miss this opportunity! * Home is virtually staged.

4. 2026-04-28
   price $117,500 891-char remark

   Show marketing remark (891 chars)

   Welcome to this beautifully updated 4-bedroom, 2-bath home offering exceptional value and versatility! With 1,588 square feet of thoughtfully designed living space, this property features a flexible bonus room that can easily serve as a 5th bedroom, home office, or game room—perfect for adapting to your lifestyle needs. Recent upgrades include a brand-new HVAC system with a transferable warranty, giving peace of mind for years to come. The home is priced to sell and offers both comfort and efficiency. Outside, you’ll find a spacious concrete driveway with ample parking and a nice backyard—ideal for relaxing, entertaining, or future outdoor enhancements. Whether you’re a first-time buyer or looking for more space, this home delivers flexibility, function, and affordability all in one package. Don’t miss this opportunity! * Home is virtually staged.

5. 2026-04-15
   listed $123,500 Active 891-char remark

   Show marketing remark (891 chars)

   Welcome to this beautifully updated 4-bedroom, 2-bath home offering exceptional value and versatility! With 1,588 square feet of thoughtfully designed living space, this property features a flexible bonus room that can easily serve as a 5th bedroom, home office, or game room—perfect for adapting to your lifestyle needs. Recent upgrades include a brand-new HVAC system with a transferable warranty, giving peace of mind for years to come. The home is priced to sell and offers both comfort and efficiency. Outside, you’ll find a spacious concrete driveway with ample parking and a nice backyard—ideal for relaxing, entertaining, or future outdoor enhancements. Whether you’re a first-time buyer or looking for more space, this home delivers flexibility, function, and affordability all in one package. Don’t miss this opportunity! * Home is virtually staged.

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $590 · $49/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 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: $18,436
• − Mortgage interest: −$5,574
• − Property taxes: −$590
• − Insurance: −$498
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$2,895
• Taxable income: $5,930
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $5,792/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

-19.4% since first listed

3 events — show timeline

• 2026-05-10 Price Changed $99,500 SWLAR
• 2026-04-28 Price Changed $117,500 SWLAR
• 2026-04-15 Listed $123,500 SWLAR

Property tax history

+0.5%/yr

Latest (2025): $590 · +4.5% YoY. Source: county tax records.