1206 Vickie Ln · Lake Charles, LA 70607

$135,000

3 bd · 2.0 ba · 1,904 sqft · Manufactured · 62 Days on market

Built 1995 0.58 ac lot $71/sqft · 21% below area Est $170k · 21% under

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +5.8/10.0
• Rent growth +4.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in South Lake Charles! This 3-bedroom, 2-bathroom mobile home offers a great option for both homeowners and investors alike. Previously used as a rental, this property presents excellent potential for continued income-producing use or as a primary residence. The functional layout provides comfortable living space, while the location offers convenient access to local amenities, making it an attractive option for tenants or future owners. Whether you’re looking to expand your rental portfolio, add a property to your investment business, or find an affordable place to call home, this one checks all the boxes. Located in Flood Zone X. Don’t miss your chance to secure a versatile property with income potential in a desirable area of South Lake Charles!

Key facts

• Income potential
• Versatile property
• Convenient access

Tags

• INCOME POTENTIAL
• CONVENIENT ACCESS
• FLOOD ZONE X
• VERSATILE PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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); 568 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 $933 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $135k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.08% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (median comp): $169,900
• List price: $135,000
• Delta: -20.54%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7322 Tammy Ln	0.49mi	3/—	1,792 (-6%)	15mo	$126,000	$70	55

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: 5.0%
• Equity multiple: 1.20×
• Total profit: $7,703
• Equity at exit: $20,129

10-year hold

• IRR: 18.3%
• Equity multiple: 2.85×
• Total profit: $69,789
• Equity at exit: $11,672

Cash invested: $37,800 (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: 568
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $344

Break-even live

Break-even rent $1,022

Max offer price $135,000

Occupancy floor 71%

Sensitivity live

Price	-10% $421	-5% $383	+0% $344	+5% $306	+10% $268
Rent	-10% $229	-5% $287	+0% $344	+5% $402	+10% $459
Rate	-1.0pp $412	-0.5pp $379	base $344	+0.5pp $309	+1.0pp $274

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $135,000 Active 62 DOM
2. 2026-06-19
   days on market $135,000 Active 60 DOM
3. 2026-06-18
   days on market $135,000 Active 59 DOM
4. 2026-06-17
   days on market $135,000 Active 58 DOM
5. 2026-06-16
   days on market $135,000 Active 57 DOM
6. 2026-06-15
   days on market $135,000 Active 56 DOM
7. 2026-06-14
   days on market $135,000 Active 54 DOM
8. 2026-06-13
   days on market $135,000 Active 53 DOM
9. 2026-06-10
   days on market $135,000 Active 51 DOM
10. 2026-06-09
    days on market $135,000 Active 50 DOM
11. 2026-06-08
    days on market $135,000 Active 49 DOM
12. 2026-06-07
    days on market $135,000 Active 48 DOM
13. 2026-06-05
    days on market $135,000 Active 45 DOM
14. 2026-06-02
    days on market $135,000 Active 43 DOM
15. 2026-06-01
    days on market $135,000 Active 42 DOM
16. 2026-05-31
    days on market $135,000 Active 41 DOM
17. 2026-05-30
    days on market $135,000 Active 40 DOM
18. 2026-04-20
    listed $135,000 Active 788-char remark

    Show marketing remark (788 chars)

    Opportunity awaits in South Lake Charles! This 3-bedroom, 2-bathroom mobile home offers a great option for both homeowners and investors alike. Previously used as a rental, this property presents excellent potential for continued income-producing use or as a primary residence. The functional layout provides comfortable living space, while the location offers convenient access to local amenities, making it an attractive option for tenants or future owners. Whether you’re looking to expand your rental portfolio, add a property to your investment business, or find an affordable place to call home, this one checks all the boxes. Located in Flood Zone X. Don’t miss your chance to secure a versatile property with income potential in a desirable area of South Lake Charles!

19. 2005-06-24
    soldstatus $18,000

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$224/yr (+$19/mo · 43.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $17,495
• − Mortgage interest: −$7,562
• − Property taxes: −$519
• − Insurance: −$675
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$3,927
• Taxable income: $2,013
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $3,649/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

• 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

+650.0% since first listed

2 events — show timeline

• 2026-04-20 Listed $135,000 SWLAR
• 2005-06-24 Sold (Public Records) $18,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $519 · +1.3% YoY. Source: county tax records.