703 11th St · Lake Charles, LA 70601

$129,500

4 bd · 2.0 ba · 2,123 sqft · SingleFamily · 136 Days on market

Built 1960 7,405 sqft lot $61/sqft · 38% below area Est $209k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Discover this lucrative duplex investment opportunity, featuring two identical units with 2 bedrooms and 1 bathroom each. This property offers a strong rental potential, making it an ideal choice for savvy investors. Each side includes a bright living area and efficient kitchen, ensuring tenant satisfaction. The separate entrances provide added privacy, making it appealing for renters seeking their own space. With strong market demand and attractive rental rates in the area, this duplex is poised for consistent cash flow. Don't miss out on a chance to expand your portfolio with this versatile asset!

Key facts

• Bright living area
• Efficient kitchen
• Two identical units

Tags

• DUPLEX INVESTMENT OPPORTUNITY
• TWO IDENTICAL UNITS
• STRONG RENTAL POTENTIAL
• BRIGHT LIVING AREA
• EFFICIENT KITCHEN
• SEPARATE ENTRANCES

🏷️ Possibly a rental listed for sale. The $129,500 price doesn't fit this home's estimated sale value (~$209,450) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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); 364 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $1,970/mo this rent would consume 47% of the median local household income ($50k/yr) (locally 1304% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

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 $113,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.52% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.26%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (median comp): $209,450
• List price: $129,500
• Delta: -38.17%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 14th St	0.27mi	3/2.0 (-1)	1,850 (-13%)	1mo	$43,500	$24	60
665 6th St	0.45mi	4/2.0	1,982 (-7%)	13mo	$211,800	$107	57
1305 Kirkman St	0.51mi	3/2.0 (-1)	1,976 (-7%)	3mo	$292,000	$148	57
1102 9th St	0.35mi	3/3.0 (-1)	2,248 (+6%)	11mo	$283,400	$126	56
709 6th St	0.44mi	3/2.0 (-1)	1,855 (-13%)	1mo	$273,056	$147	52
1405 Kirkman St	0.46mi	4/3.5	2,365 (+11%)	3mo	$290,000	$123	51
1149 Hodges St	0.68mi	4/3.0	1,958 (-8%)	3mo	$184,500	$94	49
1209 11th St	0.45mi	4/—	2,436 (+15%)	8mo	$150,000	$62	47
1728 Elm St	0.62mi	3/2.5 (-1)	1,911 (-10%)	2mo	$335,000	$175	46
1414 12th St St	0.64mi	3/2.0 (-1)	1,973 (-7%)	9mo	$74,000	$38	46
1311 11th St	0.52mi	3/2.0 (-1)	1,911 (-10%)	12mo	$216,000	$113	44
114 Park Ave	0.68mi	3/2.0 (-1)	1,834 (-14%)	1mo	$251,000	$137	40

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: 22.1%
• Equity multiple: 1.94×
• Total profit: $34,100
• Equity at exit: $19,309

10-year hold

• IRR: 32.1%
• Equity multiple: 4.33×
• Total profit: $120,646
• Equity at exit: $11,197

Cash invested: $36,260 (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: 364
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$679
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $763

Break-even live

Break-even rent $1,004

Max offer price $129,500

Occupancy floor 56%

Sensitivity live

Price	-10% $837	-5% $800	+0% $763	+5% $727	+10% $690
Rent	-10% $608	-5% $685	+0% $763	+5% $841	+10% $919
Rate	-1.0pp $829	-0.5pp $796	base $763	+0.5pp $730	+1.0pp $696

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	45d	1	0.42mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	45d	1	0.59mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	45d	1	0.70mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	14d	1	1.01mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	14d	1	1.05mi
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	22d	1	1.09mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	22d	1	1.47mi

Listing history 9 events

1. 2026-06-21
   days on market $129,500 Active 136 DOM
2. 2026-06-19
   days on market $129,500 Active 134 DOM
3. 2026-06-18
   days on market $129,500 Active 133 DOM
4. 2026-06-17
   days on market $129,500 Active 132 DOM
5. 2026-06-16
   days on market $129,500 Active 131 DOM
6. 2026-06-15
   days on market $129,500 Active 130 DOM
7. 2026-06-14
   days on market $129,500 Active 128 DOM
8. 2026-06-13
   statusdays on market $129,500 Active 127 DOM
9. 2026-01-21
   listed $129,500 Active 606-char remark

   Show marketing remark (606 chars)

   Discover this lucrative duplex investment opportunity, featuring two identical units with 2 bedrooms and 1 bathroom each. This property offers a strong rental potential, making it an ideal choice for savvy investors. Each side includes a bright living area and efficient kitchen, ensuring tenant satisfaction. The separate entrances provide added privacy, making it appealing for renters seeking their own space. With strong market demand and attractive rental rates in the area, this duplex is poised for consistent cash flow. Don't miss out on a chance to expand your portfolio with this versatile asset!

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $717 · $60/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $23,638
• − Mortgage interest: −$7,254
• − Property taxes: −$717
• − Insurance: −$648
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$3,767
• Taxable income: $7,469
• Est. tax owed @ 24.0%: −$1,793
• After-tax cash flow: $7,367/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

1 event — show timeline

• 2026-01-21 Listed $129,500 SWLAR

Property tax history

+0.6%/yr

Latest (2025): $717 · +4.5% YoY. Source: county tax records.