334 Cobb Rd · Lake Charles, LA 70607

$58,000

3 bd · 1.0 ba · 833 sqft · SingleFamily · 368 Days on market

Built 1980 Fair condition 7,405 sqft lot $70/sqft · 47% below area Est $110k · 47% under ↓ 2% 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 +4.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore the possibilities with this 3-bedroom, 1-bath home, presenting a fantastic opportunity for first-time homebuyers or savvy investors. Situated on a sizable lot surrounded by mature trees and ample green space, this home invites comfort and simplicity with its open floor plan and functional layout. The living room is spacious, adorned with vinyl flooring and bright windows that usher in natural light, creating a welcoming atmosphere for relaxation and social gatherings. The kitchen offers practicality with ample cabinet space and proximity to the dining area, perfect for everyday meals. Both bedrooms provide a peaceful retreat with adequate space and storage, while the single bathroom is efficiently laid out, featuring essential amenities. The property's generous backyard, enclosed with a privacy fence, offers a safe and private area for outdoor activities and gardening, ideal for those who appreciate serene living. Located on a dead end street away from the hustle and bustle of the city but within easy access to local amenities, this home is an excellent choice for those starting out or looking to invest. Don't miss the chance to make it your own!

Key facts

• Open floor plan
• Vinyl flooring
• Ample green space

Tags

• SIZABLE LOT
• MATURE TREES
• AMPLE GREEN SPACE
• OPEN FLOOR PLAN
• VINYL FLOORING
• BRIGHT WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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: M. J. Kaufman Elementary School (math 12% / reading 32%, grade F, #415 of 646 statewide, top 67%, 294 students, 79% FRL); F. K. White Middle School (math 26% / reading 39%, grade F, #104 of 218 statewide, top 48%, 661 students, 67% FRL); Lagrange High School (math 9% / reading 22%, grade F, #217 of 265 statewide, top 82%, 907 students, 76% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 37% district-wide (-14 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 (+8.6%/yr); 659 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $401 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 368 days — a 12% lower offer ($51k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 368 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.17% ✓
• Cap rate: 19.38%
• Cash-on-cash: 46.76%
• DSCR: 3.08
• GRM: 3.8

CMA / ARV

• ARV (median comp): $109,623
• List price: $58,000
• Delta: -47.09%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 W Mcneese St W Unit 12G	1.44mi	2/1.0 (-1)	850 (+2%)	10mo	$73,000	$86	48
613 Lebleu Rd	0.63mi	2/1.0 (-1)	936 (+12%)	4mo	$45,000	$48	42
1020 W Mcnesse St W Unit 10 B	1.44mi	2/1.5 (-1)	972 (+17%)	4mo	$88,000	$91	30
500 Arabie Rd	0.63mi	2/1.0 (-1)	954 (+14%)	17mo	$82,250	$86	27
1709 Fox Run Dr	1.39mi	2/1.5 (-1)	1,015 (+22%)	8mo	$85,000	$84	27
1020 W Mcneese St W Unit 7B	1.44mi	2/2.0 (-1)	900 (+8%)	19mo	$80,000	$89	27
1020 W Mcneese St W Unit 7D	1.44mi	2/2.0 (-1)	915 (+10%)	24mo	$90,000	$98	20
4329 Sarver St	1.29mi	2/1.0 (-1)	1,034 (+24%)	21mo	$90,000	$87	18
1731 Fox Run Dr	1.41mi	2/2.0 (-1)	1,007 (+21%)	18mo	$120,000	$119	16
1729 N Tallowood Dr N	1.49mi	2/2.0 (-1)	1,000 (+20%)	18mo	$250,000	$250	16
1020 W Mcneese St Apt 10	1.44mi	2/1.5 (-1)	1,000 (+20%)	24mo	$79,000	$79	13
4204 Waterwood Dr	1.37mi	2/2.0 (-1)	1,008 (+21%)	24mo	$154,900	$154	11

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: 49.4%
• Equity multiple: 3.31×
• Total profit: $37,534
• Equity at exit: $8,648

10-year hold

• IRR: 56.9%
• Equity multiple: 8.07×
• Total profit: $114,766
• Equity at exit: $5,015

Cash invested: $16,240 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70607

• Rents YoY: 8.6%
• Active inventory: 659
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $633

Break-even live

Break-even rent $455

Max offer price $58,000

Occupancy floor 45%

Sensitivity live

Price	-10% $666	-5% $649	+0% $633	+5% $616	+10% $600
Rent	-10% $534	-5% $583	+0% $633	+5% $682	+10% $732
Rate	-1.0pp $662	-0.5pp $648	base $633	+0.5pp $618	+1.0pp $602

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: $14,500
• Closing costs: $1,740
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5018 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	93d	1	0.84mi
5014 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	62d	1	0.84mi
1032 Link Rd Unit B Lake Charles, LA	2.0	1.0	1000	$1,195	$1.20	62d	1	1.07mi

Listing history 50 events

1. 2026-08-08
   days on market $58,000 Active 368 DOM
2. 2026-08-07
   days on market $58,000 Active 367 DOM
3. 2026-08-06
   days on market $58,000 Active 366 DOM
4. 2026-08-05
   days on market $58,000 Active 365 DOM
5. 2026-08-04
   days on market $58,000 Active 364 DOM
6. 2026-08-03
   days on market $58,000 Active 363 DOM
7. 2026-07-31
   days on market $58,000 Active 360 DOM
8. 2026-07-29
   days on market $58,000 Active 358 DOM
9. 2026-07-27
   days on market $58,000 Active 356 DOM
10. 2026-07-25
    days on market $58,000 Active 354 DOM
11. 2026-07-23
    days on market $58,000 Active 352 DOM
12. 2026-07-22
    days on market $58,000 Active 351 DOM
13. 2026-07-21
    days on market $58,000 Active 350 DOM
14. 2026-07-18
    days on market $58,000 Active 347 DOM
15. 2026-07-16
    days on market $58,000 Active 345 DOM
16. 2026-07-16
    days on market $58,000 Active 344 DOM
17. 2026-07-14
    days on market $58,000 Active 343 DOM
18. 2026-07-13
    days on market $58,000 Active 342 DOM
19. 2026-07-12
    days on market $58,000 Active 341 DOM
20. 2026-07-11
    days on market $58,000 Active 340 DOM
21. 2026-07-10
    days on market $58,000 Active 339 DOM
22. 2026-07-09
    days on market $58,000 Active 338 DOM
23. 2026-07-08
    days on market $58,000 Active 337 DOM
24. 2026-07-07
    days on market $58,000 Active 336 DOM
25. 2026-07-06
    days on market $58,000 Active 335 DOM
26. 2026-07-05
    days on market $58,000 Active 334 DOM
27. 2026-07-04
    days on market $58,000 Active 333 DOM
28. 2026-07-03
    days on market $58,000 Active 332 DOM
29. 2026-07-03
    days on market $58,000 Active 331 DOM
30. 2026-07-01
    days on market $58,000 Active 330 DOM
31. 2026-06-30
    days on market $58,000 Active 329 DOM
32. 2026-06-29
    days on market $58,000 Active 328 DOM
33. 2026-06-28
    days on market $58,000 Active 327 DOM
34. 2026-06-28
    days on market $58,000 Active 326 DOM
35. 2026-06-27
    days on market $58,000 Active 325 DOM
36. 2026-06-25
    days on market $58,000 Active 323 DOM
37. 2026-06-23
    days on market $58,000 Active 321 DOM
38. 2026-06-21
    days on market $58,000 Active 320 DOM
39. 2026-06-19
    days on market $58,000 Active 318 DOM
40. 2026-06-18
    days on market $58,000 Active 317 DOM
41. 2026-06-17
    days on market $58,000 Active 316 DOM
42. 2026-06-16
    days on market $58,000 Active 315 DOM
43. 2026-06-15
    days on market $58,000 Active 314 DOM
44. 2026-06-14
    days on market $58,000 Active 312 DOM
45. 2026-06-13
    days on market $58,000 Active 311 DOM
46. 2026-06-10
    days on market $58,000 Active 309 DOM
47. 2026-06-09
    days on market $58,000 Active 308 DOM
48. 2026-06-08
    days on market $58,000 Active 307 DOM
49. 2026-06-07
    days on market $58,000 Active 306 DOM
50. 2026-06-05
    days on market $58,000 Active 303 DOM

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $375 · $31/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $15,074
• − Mortgage interest: −$3,249
• − Property taxes: −$375
• − Insurance: −$290
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$1,687
• Taxable income: $7,061
• Est. tax owed @ 24.0%: −$1,695
• After-tax cash flow: $5,899/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $20,825–$37,485 screening

This home requires extensive repairs and maintenance, including roof replacement, exterior siding repair, interior wall and paint repair, and HVAC system replacement. Improvements to the landscaping and curb appeal would also significantly increase its value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The siding shows signs of wear and discoloration.
• Major interior walls and paint — The interior walls and paint show signs of wear and discoloration.
• Major bathroom — The bathroom appears to be in poor condition, with visible wear and discoloration.
• Major landscaping — The landscaping and curb appeal are poor, with overgrown grass and a lack of maintenance.
• Major fencing — The fencing appears to be in poor condition, with visible wear and tear.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible wear and discoloration.
• Major foundation and structure — The foundation and structure appear to be in poor condition, with visible wear and discoloration.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's curb appeal and increase its value. ↑
• Resale exterior siding repair — Repairing the exterior siding would improve the home's curb appeal and increase its value. ↑
• Resale interior wall and paint repair — Repairing the interior walls and paint would improve the home's interior and increase its value. ↑
• Resale bathroom renovation — Renovating the bathroom would improve the home's interior and increase its value. ↑
• Both landscaping and curb appeal — Improving the landscaping and curb appeal would increase the home's value and attract more potential buyers. ↑
• Resale HVAC system replacement — Replacing the HVAC system would improve the home's comfort and increase its value. ↑
• Resale foundation and structure repair — Repairing the foundation and structure would improve the home's structural integrity and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary M. J. Kaufman Elementary School F LA #415/646 Nat'l #32,000/41,679 Middle F. K. White Middle School F LA #104/218 Nat'l #8,188/14,009 High Grand Lake High School D+ LA #33/265 Nat'l #5,016/17,239

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

C Composite livability gradescore 68/100

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

• County: Calcasieu Parish · 212,179 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: 8% of renters

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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%

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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%

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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

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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

-1.7% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $58,000 SWLAR
• 2026-05-08 Price Changed $70,000 SWLAR
• 2024-08-22 Listed $75,000 SWLAR
• 2022-03-11 Sold (Public Records) $59,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $375 · +1.2% YoY. Source: county tax records.