1104 Sally Mae St · Lake Charles, LA 70601

$49,900

2 bd · 2.0 ba · 1,520 sqft · SingleFamily · 24 Days on market

Built 1950 6,534 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This 2-bedroom, 2-bathroom home conveniently located in the heart of Lake Charles. Features spacious living areas, fenced yard, and covered front porch. Great opportunity for homeowners or investors. Don’t miss out! This Property was previously financed by a mortgage loan that was insured by the U. S. Dept of Housing and Urban Dev ("HUD") and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and gov't entities. Investor purchase offers will not be considered until the initial 30 day purchase period has expired. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make t

Key facts

• Covered front porch
• Fenced yard
• Conveniently located

Tags

• FENCED YARD
• COVERED FRONT PORCH
• SPACIOUS LIVING AREAS
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; 1 story
• Exterior features: Back yard; Front yard; City lot; Lot dimensions 52 x 128 (0.15 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.8% 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 (+6.2%/yr); 363 active listings in the ZIP; 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.37% ✓
• Cap rate: 20.83%
• Cash-on-cash: 51.92%
• DSCR: 3.31
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $170,240
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2312 Channel St St	0.17mi	3/1.5 (+1)	1,305 (-14%)	1mo	$115,000	$88	60
1710 Graham St	0.56mi	3/2.0 (+1)	1,345 (-12%)	2mo	$150,000	$112	48
1518 N Prater St St N	0.67mi	3/2.0 (+1)	1,373 (-10%)	8mo	$47,500	$35	42
1301 Athalee St	0.44mi	3/2.0 (+1)	1,714 (+13%)	17mo	$211,500	$123	39

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: 53.4%
• Equity multiple: 3.46×
• Total profit: $34,328
• Equity at exit: $7,440

10-year hold

• IRR: 59.8%
• Equity multiple: 7.91×
• Total profit: $96,605
• Equity at exit: $4,314

Cash invested: $13,972 (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: 363
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $605

Break-even live

Break-even rent $417

Max offer price $49,900

Occupancy floor 44%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $49,900 Active 24 DOM
2. 2026-06-18
   days on market $49,900 Active 23 DOM
3. 2026-06-17
   days on market $49,900 Active 22 DOM
4. 2026-06-16
   price $49,900 Active 21 DOM
5. 2026-06-16
   days on market $59,900 Active 21 DOM
6. 2026-06-15
   days on market $59,900 Active 20 DOM
7. 2026-06-14
   days on market $59,900 Active 18 DOM
8. 2026-06-13
   days on market $59,900 Active 17 DOM
9. 2026-06-10
   days on market $59,900 Active 15 DOM
10. 2026-06-09
    days on market $59,900 Active 14 DOM
11. 2026-06-08
    days on market $59,900 Active 13 DOM
12. 2026-06-07
    days on market $59,900 Active 12 DOM
13. 2026-06-05
    days on market $59,900 Active 9 DOM
14. 2026-06-02
    days on market $59,900 Active 7 DOM
15. 2026-06-01
    days on market $59,900 Active 6 DOM
16. 2026-05-31
    days on market $59,900 Active 5 DOM
17. 2026-05-30
    days on market $59,900 Active 4 DOM
18. 2026-05-26
    listed $59,900 Active
19. 1994-08-08
    soldstatus

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $566 · $47/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 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: $14,190
• − Mortgage interest: −$2,795
• − Property taxes: −$566
• − Insurance: −$250
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$1,452
• Taxable income: $6,857
• Est. tax owed @ 24.0%: −$1,646
• After-tax cash flow: $5,608/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

2 events — show timeline

• 2026-05-26 Listed $59,900 SWLAR
• 1994-08-08 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $566 · +4.5% YoY. Source: county tax records.