670 Abby Ln · Moss Bluff, LA 70611

$225,000

3 bd · 2.0 ba · 2,180 sqft · SingleFamily · 208 Days on market

Built 1978 0.47 ac lot $103/sqft · 28% below area Est $313k · 28% under ↓ 2% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a dead-end street, this spacious Moss Bluff home offers over 2,100 sq. ft. of living area and a unique layout full of character and comfort.  Step inside to find two inviting living spaces; one featuring a dramatic vaulted ceiling and brick fireplace, and the other a cozy den with a second fireplace and new laminate flooring. The atrium in the center of the home brings in natural light and creates a truly distinctive focal point.  The kitchen is designed for both cooking and gathering, complete with an electric cooktop with interchangeable griddles on the island, stainless wall oven and dishwasher, and plenty of cabinet space. The primary suite includes French doors leading to the atrium and a spacious en-suite bath.  Outside, enjoy the fenced backyard, screened-in porch, and peaceful surroundings. A new HVAC system installed in 2025 ensures year-round comfort. Located in Flood Zone X, this property does not typically require flood insurance.  With its blend of space, character, and updates, this Moss Bluff gem is ready to welcome its next owner!

Key facts

• Two living spaces
• Atrium
• Brick fireplace

Tags

• TWO LIVING SPACES
• DRAMATIC VAULTED CEILING
• BRICK FIREPLACE
• NEW LAMINATE FLOORING
• ATRIUM
• ELECTRIC COOKTOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (31.1% below list).
• Recommended offer: $155k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.5% in Moss Bluff — 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 72/100 on livability (#39 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: schools D+, amenities F, commute F.
• 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: 322 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $155,050 (31.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.84%
• DSCR: 0.87
• GRM: 12.1

CMA / ARV

• ARV (median comp): $313,174
• List price: $225,000
• Delta: -28.15%
• 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
633 N Jovita Rd N	0.18mi	4/2.0 (+1)	2,227 (+2%)	11mo	$275,000	$123	74
681 S Tillie Rd S	0.17mi	3/2.0	2,010 (-8%)	12mo	$315,000	$157	69
800 Hummingbird Cv	0.37mi	4/3.0 (+1)	2,121 (-3%)	2mo	$282,000	$133	67
678 E Telephone Rd E	0.37mi	4/3.0 (+1)	2,105 (-3%)	3mo	$315,000	$150	65
934 St James Dr	0.43mi	3/2.5	2,362 (+8%)	2mo	$365,000	$155	62
351 Believers Ln	0.50mi	3/2.0	2,109 (-3%)	13mo	$325,900	$155	60
324 Believers Ln	0.51mi	3/2.0	2,070 (-5%)	9mo	$315,000	$152	60
1304 Theriot Rd	0.30mi	3/3.0	2,486 (+14%)	1mo	$300,000	$121	58
336 Agape Ln	0.46mi	3/2.0	2,047 (-6%)	13mo	$340,000	$166	58
713 E Berryvine Ln E	0.51mi	4/2.0 (+1)	2,093 (-4%)	14mo	$245,000	$117	53
1056 Kincade Ct	0.72mi	3/3.0	2,410 (+11%)	1mo	$395,000	$164	44
1274 Walnut Dr	0.72mi	4/3.5 (+1)	2,362 (+8%)	9mo	$280,000	$119	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-46,041
• Equity at exit: $33,548

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-52,672
• Equity at exit: $19,454

Cash invested: $63,000 (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 70611

• Active inventory: 322
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-149

Break-even live

Break-even rent $1,739

Max offer price $198,670

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-85	+0% $-149	+5% $-213	+10% $-276
Rent	-10% $-272	-5% $-210	+0% $-149	+5% $-88	+10% $-27
Rate	-1.0pp $-36	-0.5pp $-92	base $-149	+0.5pp $-207	+1.0pp $-267

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 N Highway 171 Lake Charles, LA	3.0	2.0	1400	$1,700	$1.21	21d	1	0.67mi

Listing history 20 events

1. 2026-06-19
   days on market $225,000 Active 208 DOM
2. 2026-06-18
   days on market $225,000 Active 207 DOM
3. 2026-06-17
   days on market $225,000 Active 206 DOM
4. 2026-06-16
   days on market $225,000 Active 205 DOM
5. 2026-06-15
   days on market $225,000 Active 204 DOM
6. 2026-06-14
   days on market $225,000 Active 202 DOM
7. 2026-06-13
   days on market $225,000 Active 201 DOM
8. 2026-06-10
   days on market $225,000 Active 199 DOM
9. 2026-06-09
   days on market $225,000 Active 198 DOM
10. 2026-06-08
    days on market $225,000 Active 197 DOM
11. 2026-06-07
    days on market $225,000 Active 196 DOM
12. 2026-06-05
    days on market $225,000 Active 193 DOM
13. 2026-06-02
    days on market $225,000 Active 191 DOM
14. 2026-06-01
    days on market $225,000 Active 190 DOM
15. 2026-05-31
    days on market $225,000 Active 189 DOM
16. 2026-05-30
    days on market $225,000 Active 188 DOM
17. 2026-03-30
    price $225,000 1097-char remark

    Show marketing remark (1097 chars)

    Tucked away on a dead-end street, this spacious Moss Bluff home offers over 2,100 sq. ft. of living area and a unique layout full of character and comfort.  Step inside to find two inviting living spaces; one featuring a dramatic vaulted ceiling and brick fireplace, and the other a cozy den with a second fireplace and new laminate flooring. The atrium in the center of the home brings in natural light and creates a truly distinctive focal point.  The kitchen is designed for both cooking and gathering, complete with an electric cooktop with interchangeable griddles on the island, stainless wall oven and dishwasher, and plenty of cabinet space. The primary suite includes French doors leading to the atrium and a spacious en-suite bath.  Outside, enjoy the fenced backyard, screened-in porch, and peaceful surroundings. A new HVAC system installed in 2025 ensures year-round comfort. Located in Flood Zone X, this property does not typically require flood insurance.  With its blend of space, character, and updates, this Moss Bluff gem is ready to welcome its next owner!

18. 2026-01-26
    status Active 1097-char remark

    Show marketing remark (1097 chars)

    Tucked away on a dead-end street, this spacious Moss Bluff home offers over 2,100 sq. ft. of living area and a unique layout full of character and comfort.  Step inside to find two inviting living spaces; one featuring a dramatic vaulted ceiling and brick fireplace, and the other a cozy den with a second fireplace and new laminate flooring. The atrium in the center of the home brings in natural light and creates a truly distinctive focal point.  The kitchen is designed for both cooking and gathering, complete with an electric cooktop with interchangeable griddles on the island, stainless wall oven and dishwasher, and plenty of cabinet space. The primary suite includes French doors leading to the atrium and a spacious en-suite bath.  Outside, enjoy the fenced backyard, screened-in porch, and peaceful surroundings. A new HVAC system installed in 2025 ensures year-round comfort. Located in Flood Zone X, this property does not typically require flood insurance.  With its blend of space, character, and updates, this Moss Bluff gem is ready to welcome its next owner!

19. 2026-01-09
    status Pending 1097-char remark

    Show marketing remark (1097 chars)

    Tucked away on a dead-end street, this spacious Moss Bluff home offers over 2,100 sq. ft. of living area and a unique layout full of character and comfort.  Step inside to find two inviting living spaces; one featuring a dramatic vaulted ceiling and brick fireplace, and the other a cozy den with a second fireplace and new laminate flooring. The atrium in the center of the home brings in natural light and creates a truly distinctive focal point.  The kitchen is designed for both cooking and gathering, complete with an electric cooktop with interchangeable griddles on the island, stainless wall oven and dishwasher, and plenty of cabinet space. The primary suite includes French doors leading to the atrium and a spacious en-suite bath.  Outside, enjoy the fenced backyard, screened-in porch, and peaceful surroundings. A new HVAC system installed in 2025 ensures year-round comfort. Located in Flood Zone X, this property does not typically require flood insurance.  With its blend of space, character, and updates, this Moss Bluff gem is ready to welcome its next owner!

20. 2025-11-06
    listed $230,000 Active 1097-char remark

    Show marketing remark (1097 chars)

    Tucked away on a dead-end street, this spacious Moss Bluff home offers over 2,100 sq. ft. of living area and a unique layout full of character and comfort.  Step inside to find two inviting living spaces; one featuring a dramatic vaulted ceiling and brick fireplace, and the other a cozy den with a second fireplace and new laminate flooring. The atrium in the center of the home brings in natural light and creates a truly distinctive focal point.  The kitchen is designed for both cooking and gathering, complete with an electric cooktop with interchangeable griddles on the island, stainless wall oven and dishwasher, and plenty of cabinet space. The primary suite includes French doors leading to the atrium and a spacious en-suite bath.  Outside, enjoy the fenced backyard, screened-in porch, and peaceful surroundings. A new HVAC system installed in 2025 ensures year-round comfort. Located in Flood Zone X, this property does not typically require flood insurance.  With its blend of space, character, and updates, this Moss Bluff gem is ready to welcome its next owner!

ⓘ 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: $1,203 · $100/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$34/yr (+$3/mo · 2.8%)

ⓘ 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 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: $18,606
• − Mortgage interest: −$12,603
• − Property taxes: −$1,203
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$6,545
• Taxable loss: −$5,848
• Est. tax savings @ 24.0%: +$1,404
• After-tax cash flow: $-385/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 — Moss Bluff

• Score: 72/100
• State rank: #39
• US rank: #6117

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment A Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moss Bluff, LA
• County: Calcasieu Parish · 170,889 people
• Metro: Lake Charles, LA
• Population (ZIP): 22,124
• Household income: $101,844
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 183.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Black 11% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 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: ▼ -84.82%
• Current HPI: 115.0052
• Rent YoY: —
• 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

-2.2% since first listed

4 events — show timeline

• 2026-03-30 Price Changed $225,000 SWLAR
• 2026-01-26 Relisted — SWLAR
• 2026-01-09 Pending — SWLAR
• 2025-11-06 Listed $230,000 SWLAR

Property tax history

-0.2%/yr

Latest (2025): $1,203 · +1.6% YoY. Source: county tax records.