2506 Demarest St · Lake Charles, LA 70601

$73,500

2 bd · 1.0 ba · 894 sqft · SingleFamily · 108 Days on market

Built 1954 6,534 sqft lot $82/sqft · 18% below area Est $90k · 18% under

---

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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

This charming cottage-style home, nestled in the heart of Lake Charles, has been meticulously maintained and is ready to welcome its new owner. Featuring two cozy bedrooms and a single well-appointed bathroom, this home also includes dedicated dining and living areas that provide a warm and inviting atmosphere. The property boasts wood flooring in both the living room and bedrooms, adding to its timeless appeal. Additionally, it is equipped with convenient indoor washer and dryer hookups for modern comfort. This delightful home is an excellent choice for first-time buyers or those seeking a promising investment property. Located in Flood Zone X for added peace of mind. All measurements are approximate, buyer to verify.

Key facts

• Wood flooring
• Flood zone x
• Cottage style home

Tags

• COTTAGE STYLE HOME
• DEDICATED DINING AREA
• WOOD FLOORING
• FLOOD ZONE X

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $74k).
• Recommended offer: $67k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 (+6.2%/yr); 363 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $508 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 + 6.2% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $74k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $66,885 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.33% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.39%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (median comp): $89,862
• List price: $73,500
• Delta: -18.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 W 15th St W	0.12mi	2/1.0	914 (+2%)	8mo	$62,000	$68	84
2720 Cypress St	0.41mi	2/1.0	886 (-1%)	2mo	$67,000	$76	78
218 W 11th St W	0.44mi	2/1.0	875 (-2%)	11mo	$80,000	$91	67
2605 Demarest St	0.07mi	2/1.0	761 (-15%)	18mo	$81,900	$108	57
202 Eddy St	0.34mi	2/1.0	1,007 (+13%)	8mo	$94,000	$93	56
3102 Hodges St	0.57mi	2/1.0	827 (-8%)	12mo	$95,000	$115	51
734 18th St	0.61mi	2/1.0	973 (+9%)	20mo	$48,000	$49	40
720 Orange St	0.67mi	2/1.0	840 (-6%)	23mo	$85,000	$101	39
509 E Hale St	0.52mi	2/—	1,019 (+14%)	21mo	$125,000	$123	35
806 18th St	0.72mi	3/1.0 (+1)	946 (+6%)	23mo	$81,000	$86	32
704 E 18th St E	0.57mi	3/1.0 (+1)	1,008 (+13%)	18mo	$59,000	$59	32
810 Live Oak St	0.74mi	2/1.0	759 (-15%)	23mo	$83,000	$109	21

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: 13.4%
• Equity multiple: 1.55×
• Total profit: $11,382
• Equity at exit: $10,959

10-year hold

• IRR: 24.4%
• Equity multiple: 3.42×
• Total profit: $49,821
• Equity at exit: $6,355

Cash invested: $20,580 (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: 6.3×

Monthly cashflow live

• Estimated rent: $976 high
• Mortgage (P&I): −$385
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $315

Break-even live

Break-even rent $577

Max offer price $73,500

Occupancy floor 63%

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: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,333	$1.26	13d	1	0.29mi
200 W 11th St Unit 4 Lake Charles, LA	1.0	1.0	700	$875	$1.25	21d	1	0.43mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	21d	1	0.48mi
1605 W Common St Unit 1 Lake Charles, LA	1.0	1.0	750	$925	$1.23	21d	1	0.83mi
1801 Lake St Unit 8 Lake Charles, LA	2.0	1.0	650	$875	$1.35	13d	1	0.85mi
1801 Lake St Apt 2 Lake Charles, LA	2.0	1.0	650	$825	$1.27	13d	1	0.85mi
1035 Giovanni St Apt 8 Lake Charles, LA	1.0	1.0	590	$800	$1.36	21d	1	0.92mi
1035 Giovanni St Apt 11 Lake Charles, LA	1.0	1.0	590	$800	$1.36	44d	1	0.92mi
422 W Lagrange St Lake Charles, LA	1.0	1.0	775	$900	$1.16	21d	1	0.94mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	44d	1	0.94mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	21d	1	0.94mi
121 W Lagrange St Lake Charles, LA	1.0	1.0	850	$750	$0.88	44d	1	0.95mi
520 E Lagrange St Unit 12 Lake Charles, LA	1.0	1.0	700	$749	$1.07	21d	1	1.04mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	1.05mi
441 Clarence St Unit 5 Lake Charles, LA	1.0	1.0	600	$595	$0.99	21d	1	1.12mi
317 W School St Unit A Lake Charles, LA	2.0	1.0	825	$900	$1.09	44d	1	1.22mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	1.33mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	1.34mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	44d	1	1.48mi

Listing history 19 events

1. 2026-06-19
   days on market $73,500 Active 108 DOM
2. 2026-06-18
   days on market $73,500 Active 107 DOM
3. 2026-06-17
   days on market $73,500 Active 106 DOM
4. 2026-06-16
   days on market $73,500 Active 105 DOM
5. 2026-06-15
   days on market $73,500 Active 104 DOM
6. 2026-06-14
   days on market $73,500 Active 102 DOM
7. 2026-06-13
   days on market $73,500 Active 101 DOM
8. 2026-06-10
   days on market $73,500 Active 99 DOM
9. 2026-06-09
   days on market $73,500 Active 98 DOM
10. 2026-06-08
    days on market $73,500 Active 97 DOM
11. 2026-06-07
    days on market $73,500 Active 96 DOM
12. 2026-06-05
    days on market $73,500 Active 93 DOM
13. 2026-06-02
    days on market $73,500 Active 91 DOM
14. 2026-06-01
    days on market $73,500 Active 90 DOM
15. 2026-05-31
    days on market $73,500 Active 89 DOM
16. 2026-05-30
    days on market $73,500 Active 88 DOM
17. 2026-03-03
    listed $73,500 Active 728-char remark

    Show marketing remark (728 chars)

    This charming cottage-style home, nestled in the heart of Lake Charles, has been meticulously maintained and is ready to welcome its new owner. Featuring two cozy bedrooms and a single well-appointed bathroom, this home also includes dedicated dining and living areas that provide a warm and inviting atmosphere. The property boasts wood flooring in both the living room and bedrooms, adding to its timeless appeal. Additionally, it is equipped with convenient indoor washer and dryer hookups for modern comfort. This delightful home is an excellent choice for first-time buyers or those seeking a promising investment property. Located in Flood Zone X for added peace of mind. All measurements are approximate, buyer to verify.

18. 2012-06-01
    soldstatus $34,000
19. 2011-06-29
    soldstatus $21,500

ⓘ 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: $474 · $40/mo
• Projected year-2 tax: $474 · $40/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: $11,711
• − Mortgage interest: −$4,117
• − Property taxes: −$474
• − Insurance: −$368
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$2,138
• Taxable income: $2,740
• Est. tax owed @ 24.0%: −$658
• After-tax cash flow: $3,127/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

+241.9% since first listed

3 events — show timeline

• 2026-03-03 Listed $73,500 SWLAR
• 2012-06-01 Sold (Public Records) $34,000 Public Records
• 2011-06-29 Sold (Public Records) $21,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $474 · +2.4% YoY. Source: county tax records.