4104 Auburn St · Lake Charles, LA 70607

$165,000

2 bd · 2.0 ba · 1,393 sqft · SingleFamily · 318 Days on market

Built 1958 9,583 sqft lot $118/sqft · 19% above area Est $139k · 19% over

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Why this score? — see what drove the F 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 +13.9/30.0
• Rent growth +4.6/5.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bed, 2-Bath Home Near McNeese! Looking for the perfect blend of location, comfort, and space? This centrally located gem in Lake Charles is a must-see! 2 Bedrooms, 2 Full Baths, Open, spacious living and kitchen area, large backyard for relaxing, pets or play. Fresh, neutral colors throughout. Quiet dead-end street. Minutes from McNeese State University, shopping & dining. Whether you're a first-time buyer, downsizing, or investing -- this home checks all the boxes!

Key facts

• Large backyard
• Centrally located
• 9,583 sq ft lot

Tags

• LARGE BACKYARD
• QUIET DEAD-END STREET
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $17 ($203/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (23.5% below list).
• Recommended offer: $126k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); 567 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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 318 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.
• Current owner paid $132k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,284 (23.5% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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: 0.77% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (median comp): $138,823
• List price: $165,000
• Delta: 18.86%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3914 Auburn St	0.19mi	2/2.0	1,504 (+8%)	12mo	$112,500	$75	68
3824 Harvard St	0.33mi	3/2.0 (+1)	1,450 (+4%)	7mo	$210,000	$145	67
3905 Hodges St	0.31mi	3/2.0 (+1)	1,582 (+14%)	1mo	$124,900	$79	57
1016 Cherryhill St	0.57mi	3/2.0 (+1)	1,444 (+4%)	7mo	$200,000	$139	57
4004 Auburn St	0.13mi	3/1.0 (+1)	1,228 (-12%)	15mo	$145,000	$118	53
3705 Harvard St	0.52mi	3/2.0 (+1)	1,520 (+9%)	4mo	$160,500	$106	52
904 Azalea St	0.75mi	3/2.0 (+1)	1,397 (+0%)	15mo	$164,000	$117	47
3908 Center St	0.25mi	3/1.0 (+1)	1,197 (-14%)	11mo	$130,000	$109	47
3706 Harvard St	0.51mi	2/1.0	1,200 (-14%)	6mo	$131,000	$109	44
3707 Yale St	0.63mi	3/1.0 (+1)	1,270 (-9%)	9mo	$50,000	$39	40
1312 N Elton Ct N	0.66mi	3/2.0 (+1)	1,535 (+10%)	11mo	$120,000	$78	38
4028 Joseph St	0.68mi	3/2.0 (+1)	1,546 (+11%)	14mo	$177,000	$114	33

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: -10.9%
• Equity multiple: 0.59×
• Total profit: $-19,067
• Equity at exit: $24,602

10-year hold

• IRR: 3.7%
• Equity multiple: 1.32×
• Total profit: $14,837
• Equity at exit: $14,266

Cash invested: $46,200 (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 70607

• Rents YoY: 8.6%
• Active inventory: 567
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$865
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $17

Break-even live

Break-even rent $1,241

Max offer price $165,000

Occupancy floor 94%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	13d	1	0.23mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	13d	1	0.23mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	0.47mi
518 E McNeese St Lake Charles, LA	1.0	1.0	920	$725	$0.79	43d	1	0.50mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	0.57mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	0.75mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	0.82mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	21d	1	0.94mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	0.96mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	1.12mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	43d	1	1.15mi
5014 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	13d	1	1.16mi
5018 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	43d	1	1.17mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$994	$1.05	13d	6	1.19mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	1.40mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	1.48mi

Listing history 21 events

1. 2026-06-19
   days on market $165,000 Active 318 DOM
2. 2026-06-18
   days on market $165,000 Active 317 DOM
3. 2026-06-17
   days on market $165,000 Active 316 DOM
4. 2026-06-16
   days on market $165,000 Active 315 DOM
5. 2026-06-15
   days on market $165,000 Active 314 DOM
6. 2026-06-14
   days on market $165,000 Active 312 DOM
7. 2026-06-13
   days on market $165,000 Active 311 DOM
8. 2026-06-10
   days on market $165,000 Active 309 DOM
9. 2026-06-09
   days on market $165,000 Active 308 DOM
10. 2026-06-08
    days on market $165,000 Active 307 DOM
11. 2026-06-07
    days on market $165,000 Active 306 DOM
12. 2026-06-05
    days on market $165,000 Active 303 DOM
13. 2026-06-02
    days on market $165,000 Active 301 DOM
14. 2026-06-01
    days on market $165,000 Active 300 DOM
15. 2026-05-31
    days on market $165,000 Active 299 DOM
16. 2026-05-30
    days on market $165,000 Active 298 DOM
17. 2025-05-14
    listed $165,000 Active 487-char remark

    Show marketing remark (487 chars)

    Charming 2-Bed, 2-Bath Home Near McNeese! Looking for the perfect blend of location, comfort, and space? This centrally located gem in Lake Charles is a must-see! 2 Bedrooms, 2 Full Baths, Open, spacious living and kitchen area, large backyard for relaxing, pets or play. Fresh, neutral colors throughout. Quiet dead-end street. Minutes from McNeese State University, shopping & dining. Whether you're a first-time buyer, downsizing, or investing -- this home checks all the boxes!

18. 2022-05-23
    soldstatus 465-char remark

    Show marketing remark (465 chars)

    2 bed, 2 bath SUPER close to McNeese features a large living/kitchen open concept, spacious countertops with new cabinetry, all new toilets and tubs, and large bedrooms! All new light fixtures and fans throughout! Tucked away at the end of a cul de sac, 4104 Auburn St. is an ideal location free from through traffic yet so centrally located! Neutral, bright colors throughout- make this house a home. All measurements are more or less. Schedule your showing today!

19. 2022-05-23
    soldstatus $132,500

    Show marketing remark (465 chars)

    2 bed, 2 bath SUPER close to McNeese features a large living/kitchen open concept, spacious countertops with new cabinetry, all new toilets and tubs, and large bedrooms! All new light fixtures and fans throughout! Tucked away at the end of a cul de sac, 4104 Auburn St. is an ideal location free from through traffic yet so centrally located! Neutral, bright colors throughout- make this house a home. All measurements are more or less. Schedule your showing today!

20. 2022-02-04
    listed $149,000 465-char remark

    Show marketing remark (465 chars)

    2 bed, 2 bath SUPER close to McNeese features a large living/kitchen open concept, spacious countertops with new cabinetry, all new toilets and tubs, and large bedrooms! All new light fixtures and fans throughout! Tucked away at the end of a cul de sac, 4104 Auburn St. is an ideal location free from through traffic yet so centrally located! Neutral, bright colors throughout- make this house a home. All measurements are more or less. Schedule your showing today!

21. 1998-07-27
    soldstatus $52,250

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$347/yr (+$29/mo · 61.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $15,154
• − Mortgage interest: −$9,243
• − Property taxes: −$561
• − Insurance: −$825
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$4,800
• Taxable loss: −$2,699
• Est. tax savings @ 24.0%: +$648
• After-tax cash flow: $850/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): 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

+215.8% since first listed

5 events — show timeline

• 2025-05-14 Listed $165,000 SWLAR
• 2022-05-23 Sold (Public Records) $132,500 Public Records
• 2022-05-23 Sold (MLS) — SWLAR
• 2022-02-04 Listed $149,000 SWLAR
• 1998-07-27 Sold (Public Records) $52,250 Public Records

Property tax history

-0.5%/yr

Latest (2025): $561 · +1.3% YoY. Source: county tax records.