239 Arlington Dr · Lake Charles, LA 70605

$206,900

4 bd · 2.0 ba · 1,978 sqft · SingleFamily · 74 Days on market

Built 1954 0.25 ac lot $105/sqft · at area comps Est $212k · at est.

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Why this score? — see what drove the C+ 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 +25.3/30.0
• ARV discount +8.5/15.0
• DSCR +8.3/10.0
• 1% rule +5.7/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly updated 4-bedroom, 2-bath home with metal shop/building! Located in University Subdivision. This property offers a functional layout with comfortable living spaces and plenty of room to accommodate a variety of needs. The home includes four nicely sized bedrooms and two full bathrooms, providing both comfort and practicality. The backyard is fully fenced, making it ideal for pets, play, or outdoor enjoyment. A rear patio with a wooden deck creates a great space for relaxing or hosting gatherings. The 4th bedroom adds flexibility and can be used as a home office, game room, or a flex space. The property also includes a storage building that include both a roll up door & walk through door, offering convenient space for tools, equipment, or seasonal items. Whole house generator plug in shop. Flood Zone X. A solid opportunity in a well-established neighborhood. All measurements are more or less.

Key facts

• Storage building
• Rear patio
• Wooden deck

Tags

• FULLY FENCED BACKYARD
• REAR PATIO
• WOODEN DECK
• STORAGE BUILDING
• WHOLE HOUSE GENERATOR PLUG

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $207k).
• Recommended offer: $194k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (+15.1%/yr); 464 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 31% of the median local income ($86k/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 $1k of loan paydown is wiped out by about $6k 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 + 8.0% rent growth), your $58k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($194k) 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.
• Current owner paid $125k; list at $207k implies a 66% 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: major flood risk; 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 $194,486 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 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: 1.07% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.70%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (median comp): $211,646
• List price: $206,900
• Delta: -2.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4713 Desoto St	0.26mi	4/2.0	1,836 (-7%)	10mo	$229,000	$125	68
4301 Harvard St	0.60mi	4/3.0	2,000 (+1%)	1mo	$285,000	$143	65
115 Greenway St	0.57mi	4/2.0	1,900 (-4%)	2mo	$263,400	$139	65
445 Washington	0.46mi	4/2.0	2,177 (+10%)	3mo	$189,000	$87	59
714 Rampart St St	0.52mi	3/2.0 (-1)	1,869 (-6%)	3mo	$172,500	$92	59
857 Desoto St St	0.68mi	4/2.0	1,858 (-6%)	1mo	$292,200	$157	58
209 Vanessa Ave	0.62mi	3/2.0 (-1)	1,974 (-0%)	12mo	$255,000	$129	56
4410 Dean St St	0.74mi	3/2.0 (-1)	1,931 (-2%)	1mo	$172,500	$89	56
524 Contour St	0.32mi	3/2.0 (-1)	1,746 (-12%)	6mo	$185,000	$106	55
4304 Sarver St	0.72mi	4/3.0	2,142 (+8%)	4mo	$223,400	$104	46
649 Contour Dr	0.67mi	3/2.0 (-1)	1,740 (-12%)	9mo	$215,000	$124	36
114 Heather St	0.68mi	3/— (-1)	2,271 (+15%)	9mo	$200,000	$88	31

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: 3.4%
• Equity multiple: 1.14×
• Total profit: $7,942
• Equity at exit: $30,849

10-year hold

• IRR: 16.9%
• Equity multiple: 2.70×
• Total profit: $98,345
• Equity at exit: $17,889

Cash invested: $57,932 (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 70605

• Rents YoY: 15.1%
• Active inventory: 464
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,214 high
• Mortgage (P&I): −$1,085
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $468

Break-even live

Break-even rent $1,621

Max offer price $206,900

Occupancy floor 74%

Sensitivity live

Price	-10% $585	-5% $527	+0% $468	+5% $410	+10% $351
Rent	-10% $293	-5% $381	+0% $468	+5% $556	+10% $643
Rate	-1.0pp $572	-0.5pp $521	base $468	+0.5pp $415	+1.0pp $360

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: $51,725
• Closing costs: $6,207
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	45d	1	0.75mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	14d	1	0.78mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	45d	1	1.12mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	45d	1	1.12mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	45d	1	1.34mi

Listing history 14 events

1. 2026-06-03
   status $206,900 Pending 74 DOM
2. 2026-06-02
   days on market $206,900 Active 74 DOM
3. 2026-06-01
   days on market $206,900 Active 73 DOM
4. 2026-05-31
   days on market $206,900 Active 72 DOM
5. 2026-05-30
   days on market $206,900 Active 71 DOM
6. 2026-05-15
   price $206,900 918-char remark

   Show marketing remark (918 chars)

   Freshly updated 4-bedroom, 2-bath home with metal shop/building! Located in University Subdivision. This property offers a functional layout with comfortable living spaces and plenty of room to accommodate a variety of needs. The home includes four nicely sized bedrooms and two full bathrooms, providing both comfort and practicality. The backyard is fully fenced, making it ideal for pets, play, or outdoor enjoyment. A rear patio with a wooden deck creates a great space for relaxing or hosting gatherings. The 4th bedroom adds flexibility and can be used as a home office, game room, or a flex space. The property also includes a storage building that include both a roll up door & walk through door, offering convenient space for tools, equipment, or seasonal items. Whole house generator plug in shop. Flood Zone X. A solid opportunity in a well-established neighborhood. All measurements are more or less.

7. 2026-04-22
   price $209,000 918-char remark

   Show marketing remark (918 chars)

   Freshly updated 4-bedroom, 2-bath home with metal shop/building! Located in University Subdivision. This property offers a functional layout with comfortable living spaces and plenty of room to accommodate a variety of needs. The home includes four nicely sized bedrooms and two full bathrooms, providing both comfort and practicality. The backyard is fully fenced, making it ideal for pets, play, or outdoor enjoyment. A rear patio with a wooden deck creates a great space for relaxing or hosting gatherings. The 4th bedroom adds flexibility and can be used as a home office, game room, or a flex space. The property also includes a storage building that include both a roll up door & walk through door, offering convenient space for tools, equipment, or seasonal items. Whole house generator plug in shop. Flood Zone X. A solid opportunity in a well-established neighborhood. All measurements are more or less.

8. 2026-03-20
   listed $216,500 Active 918-char remark

   Show marketing remark (918 chars)

   Freshly updated 4-bedroom, 2-bath home with metal shop/building! Located in University Subdivision. This property offers a functional layout with comfortable living spaces and plenty of room to accommodate a variety of needs. The home includes four nicely sized bedrooms and two full bathrooms, providing both comfort and practicality. The backyard is fully fenced, making it ideal for pets, play, or outdoor enjoyment. A rear patio with a wooden deck creates a great space for relaxing or hosting gatherings. The 4th bedroom adds flexibility and can be used as a home office, game room, or a flex space. The property also includes a storage building that include both a roll up door & walk through door, offering convenient space for tools, equipment, or seasonal items. Whole house generator plug in shop. Flood Zone X. A solid opportunity in a well-established neighborhood. All measurements are more or less.

9. 2025-11-26
   soldstatus $125,000
10. 2025-11-21
    soldstatus Closed 807-char remark

    Show marketing remark (807 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home located in the desirable University Subdivision. This property offers the perfect blend of comfort and convenience, making it an ideal choice for families or anyone in need of extra space. The home features a spacious and open layout with three comfortable bedrooms and two full bathrooms. Outside, you'll find a fully fenced backyard, perfect for pets or outdoor activities, and a lovely back patio with a wooden deck that's great for entertaining or relaxing. For added versatility, the property includes a bonus room that could serve as a home office, game room, or even a man cave. Additionally, there's a convenient storage building for all your tools and equipment. Don't miss out on this opportunity to own a great home in a fantastic neighborhood!

11. 2025-10-24
    status Pending 807-char remark

    Show marketing remark (807 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home located in the desirable University Subdivision. This property offers the perfect blend of comfort and convenience, making it an ideal choice for families or anyone in need of extra space. The home features a spacious and open layout with three comfortable bedrooms and two full bathrooms. Outside, you'll find a fully fenced backyard, perfect for pets or outdoor activities, and a lovely back patio with a wooden deck that's great for entertaining or relaxing. For added versatility, the property includes a bonus room that could serve as a home office, game room, or even a man cave. Additionally, there's a convenient storage building for all your tools and equipment. Don't miss out on this opportunity to own a great home in a fantastic neighborhood!

12. 2025-09-18
    price $168,000 807-char remark

    Show marketing remark (807 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home located in the desirable University Subdivision. This property offers the perfect blend of comfort and convenience, making it an ideal choice for families or anyone in need of extra space. The home features a spacious and open layout with three comfortable bedrooms and two full bathrooms. Outside, you'll find a fully fenced backyard, perfect for pets or outdoor activities, and a lovely back patio with a wooden deck that's great for entertaining or relaxing. For added versatility, the property includes a bonus room that could serve as a home office, game room, or even a man cave. Additionally, there's a convenient storage building for all your tools and equipment. Don't miss out on this opportunity to own a great home in a fantastic neighborhood!

13. 2025-04-08
    listed $175,000 Active 807-char remark

    Show marketing remark (807 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home located in the desirable University Subdivision. This property offers the perfect blend of comfort and convenience, making it an ideal choice for families or anyone in need of extra space. The home features a spacious and open layout with three comfortable bedrooms and two full bathrooms. Outside, you'll find a fully fenced backyard, perfect for pets or outdoor activities, and a lovely back patio with a wooden deck that's great for entertaining or relaxing. For added versatility, the property includes a bonus room that could serve as a home office, game room, or even a man cave. Additionally, there's a convenient storage building for all your tools and equipment. Don't miss out on this opportunity to own a great home in a fantastic neighborhood!

14. 2005-05-10
    soldstatus $109,900

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/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 6/10 Major FEMA zone X (shaded) · 65% 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: $26,571
• − Mortgage interest: −$11,590
• − Property taxes: −$1,317
• − Insurance: −$1,034
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$6,019
• Taxable income: $2,360
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $5,053/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): 40,482
• Household income: $86,015
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1328.0

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 (79%)
• Race & ethnicity: White 79% Black 10% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 12% Italian 3% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -102.68%
• Current HPI: 105.1903
• Rent YoY: ▲ 15.10%
• 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

+88.3% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $206,900 SWLAR
• 2026-04-22 Price Changed $209,000 SWLAR
• 2026-03-20 Listed $216,500 SWLAR
• 2025-11-26 Sold (Public Records) $125,000 Public Records
• 2025-11-21 Sold (MLS) — SWLAR
• 2025-10-24 Pending — SWLAR
• 2025-09-18 Price Changed $168,000 SWLAR
• 2025-04-08 Listed $175,000 SWLAR
• 2005-05-10 Sold (Public Records) $109,900 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,317 · +2.4% YoY. Source: county tax records.