716 Clarence St · Lake Charles, LA 70601

$140,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily · 79 Days on market

Built 1940 5,662 sqft lot $97/sqft · 31% below area Est $203k · 31% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• 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

INVESTOR SPECIAL - This home has been taken down to the studs and just waiting for you to add some character! All exterior has been changed to board and baton. Windows and doors are all new. New roof and new subfloor. Home has been fully rewired with new panel installed. New AC unit. Plumbing needs to be roughed in then it’s ready for Sheetrock! Seller has vinyl flooring and tile for showers that can be left with the home. Located in Flood Zone X. Seller is also willing to finish the work and sell for a higher price.

Key facts

• Fully rewired
• New doors
• New subfloor

Tags

• NEW WINDOWS
• NEW DOORS
• NEW ROOF
• NEW SUBFLOOR
• FULLY REWIRED
• NEW PANEL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent runs 41% 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 $968 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 + 6.2% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $140k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.21% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $202,880
• List price: $140,000
• Delta: -30.99%
• 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
817 5th St	0.18mi	3/2.0	1,550 (+7%)	1mo	$180,000	$116	79
1011 Common St	0.22mi	2/2.0 (-1)	1,274 (-12%)	2mo	$185,000	$145	63
637 10th St	0.50mi	2/1.0 (-1)	1,402 (-3%)	3mo	$87,500	$62	60
1226 7th St	0.59mi	3/1.0	1,446 (-0%)	11mo	$142,000	$98	59
710 7th St	0.28mi	2/1.5 (-1)	1,271 (-12%)	1mo	$151,050	$119	58
408 Burnett St	0.47mi	4/2.0 (+1)	1,358 (-6%)	6mo	$147,000	$108	57
1034 Iris St	0.36mi	2/2.0 (-1)	1,350 (-7%)	13mo	$154,000	$114	56
1018 7th St	0.43mi	2/2.0 (-1)	1,332 (-8%)	8mo	$170,000	$128	55
1713 Moss St	0.39mi	3/1.5	1,635 (+13%)	4mo	$206,000	$126	55
720 Pine St	0.69mi	2/2.0 (-1)	1,485 (+2%)	9mo	$125,000	$84	51
713 Drew St	0.48mi	2/2.0 (-1)	1,300 (-10%)	12mo	$84,888	$65	46
1313 10th St	0.74mi	2/2.0 (-1)	1,370 (-6%)	8mo	$150,000	$109	45

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $6,453
• Equity at exit: $20,874

10-year hold

• IRR: 16.4%
• Equity multiple: 2.54×
• Total profit: $60,493
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $369

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 73%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	43d	1	0.50mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	43d	1	0.51mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	43d	1	0.66mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	43d	1	0.69mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	43d	1	0.77mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	43d	1	0.84mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	13d	1	1.17mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	1.18mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	21d	1	1.26mi
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	21d	1	1.43mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	1.46mi

Listing history 19 events

1. 2026-06-19
   days on market $140,000 Active 79 DOM
2. 2026-06-18
   days on market $140,000 Active 78 DOM
3. 2026-06-17
   days on market $140,000 Active 77 DOM
4. 2026-06-16
   days on market $140,000 Active 76 DOM
5. 2026-06-15
   days on market $140,000 Active 75 DOM
6. 2026-06-14
   days on market $140,000 Active 73 DOM
7. 2026-06-13
   days on market $140,000 Active 72 DOM
8. 2026-06-10
   days on market $140,000 Active 70 DOM
9. 2026-06-09
   days on market $140,000 Active 69 DOM
10. 2026-06-08
    days on market $140,000 Active 68 DOM
11. 2026-06-07
    days on market $140,000 Active 67 DOM
12. 2026-06-05
    days on market $140,000 Active 64 DOM
13. 2026-06-02
    days on market $140,000 Active 62 DOM
14. 2026-06-01
    days on market $140,000 Active 61 DOM
15. 2026-05-31
    days on market $140,000 Active 60 DOM
16. 2026-05-30
    days on market $140,000 Active 59 DOM
17. 2026-05-04
    price $145,000 528-char remark

    Show marketing remark (528 chars)

    INVESTOR SPECIAL - This home has been taken down to the studs and just waiting for you to add some character! All exterior has been changed to board and baton. Windows and doors are all new. New roof and new subfloor. Home has been fully rewired with new panel installed. New AC unit. Plumbing needs to be roughed in then it’s ready for Sheetrock! Seller has vinyl flooring and tile for showers that can be left with the home. Located in Flood Zone X. Seller is also willing to finish the work and sell for a higher price.

18. 2026-04-02
    listed $149,000 Active 528-char remark

    Show marketing remark (528 chars)

    INVESTOR SPECIAL - This home has been taken down to the studs and just waiting for you to add some character! All exterior has been changed to board and baton. Windows and doors are all new. New roof and new subfloor. Home has been fully rewired with new panel installed. New AC unit. Plumbing needs to be roughed in then it’s ready for Sheetrock! Seller has vinyl flooring and tile for showers that can be left with the home. Located in Flood Zone X. Seller is also willing to finish the work and sell for a higher price.

19. 2001-04-17
    soldstatus $72,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 13% 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: $20,307
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$4,073
• Taxable income: $2,343
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $3,870/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

+100.0% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $145,000 SWLAR
• 2026-04-02 Listed $149,000 SWLAR
• 2001-04-17 Sold (Public Records) $72,500 Public Records

Property tax history

-16.3%/yr

Latest (2025): $85 · +4.4% YoY. Source: county tax records.