2412 Demarest St · Lake Charles, LA 70601

$79,500

2 bd · 1.0 ba · 675 sqft · SingleFamily · 220 Days on market

Built 1965 6,970 sqft lot $118/sqft · at area comps Est $79k · at est.

---

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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.0/15.0
• 1% rule +6.6/10.0
• 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

Step inside this charming Lake Charles home that’s been recently refreshed and is ready for its new owner. Nestled on a cozy city lot, it offers convenience and easy living in a manageable space. With 2 bedrooms and 1 bath, you’ll find beautiful wood flooring, fresh paint, and plenty of natural light throughout. Perfect for anyone looking to downsize, purchase their first home, or invest in a rental or Airbnb, this property offers wonderful potential. The spacious backyard provides room for a pool, garden, or play area with plenty of space to make it your own. Call today for more information or to schedule your private showing!

Key facts

• Cozy city lot
• Room for a pool
• Spacious backyard

Tags

• LAKE CHARLES HOME
• COZY CITY LOT
• BEAUTIFUL WOOD FLOORING
• SPACIOUS BACKYARD
• ROOM FOR A POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($923 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 at typical pace (median 21d on market — plan ~3-4 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 $550 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($70k) 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 $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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 1965 — 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: 1.16% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.92%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (median comp): $78,559
• List price: $79,500
• Delta: 1.20%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2605 Demarest St	0.10mi	2/1.0	761 (+13%)	18mo	$81,900	$108	59
404 W Sallier St W	0.48mi	2/1.0	732 (+8%)	15mo	$63,000	$86	51
810 Live Oak St	0.74mi	2/1.0	759 (+12%)	23mo	$83,000	$109	26

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: 7.3%
• Equity multiple: 1.30×
• Total profit: $6,578
• Equity at exit: $11,854

10-year hold

• IRR: 19.0%
• Equity multiple: 2.80×
• Total profit: $40,122
• Equity at exit: $6,874

Cash invested: $22,260 (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: 363
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $923 high
• Mortgage (P&I): −$417
• Tax from tax record: −$21 /mo · $255/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $258

Break-even live

Break-even rent $597

Max offer price $79,500

Occupancy floor 67%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,333	$1.26	13d	1	0.29mi
200 W 11th St Unit 4 Lake Charles, LA	1.0	1.0	700	$875	$1.25	20d	1	0.43mi
720 Live Oak St Lake Charles, LA	1.0	1.0	450	$625	$1.39	43d	1	0.65mi
1605 W Common St Unit 1 Lake Charles, LA	1.0	1.0	750	$925	$1.23	20d	1	0.83mi
1801 Lake St Unit 8 Lake Charles, LA	2.0	1.0	650	$875	$1.35	13d	1	0.85mi
1801 Lake St Apt 2 Lake Charles, LA	2.0	1.0	650	$825	$1.27	13d	1	0.85mi
1035 Giovanni St Apt 11 Lake Charles, LA	1.0	1.0	590	$800	$1.36	43d	1	0.92mi
1035 Giovanni St Apt 8 Lake Charles, LA	1.0	1.0	590	$800	$1.36	20d	1	0.92mi
520 E Lagrange St Unit 12 Lake Charles, LA	1.0	1.0	700	$749	$1.07	20d	1	1.04mi
441 Clarence St Unit 5 Lake Charles, LA	1.0	1.0	600	$595	$0.99	20d	1	1.12mi
419 Clarence St Unit 4 Lake Charles, LA	1.0	1.0	500	$850	$1.70	43d	1	1.12mi

Listing history 17 events

1. 2026-06-19
   days on market $79,500 Active 220 DOM
2. 2026-06-18
   days on market $79,500 Active 219 DOM
3. 2026-06-17
   days on market $79,500 Active 218 DOM
4. 2026-06-16
   days on market $79,500 Active 217 DOM
5. 2026-06-15
   days on market $79,500 Active 216 DOM
6. 2026-06-14
   days on market $79,500 Active 214 DOM
7. 2026-06-13
   days on market $79,500 Active 213 DOM
8. 2026-06-10
   days on market $79,500 Active 211 DOM
9. 2026-06-09
   days on market $79,500 Active 210 DOM
10. 2026-06-08
    days on market $79,500 Active 209 DOM
11. 2026-06-07
    days on market $79,500 Active 208 DOM
12. 2026-06-05
    days on market $79,500 Active 205 DOM
13. 2026-06-02
    days on market $79,500 Active 203 DOM
14. 2026-06-01
    days on market $79,500 Active 202 DOM
15. 2026-05-31
    days on market $79,500 Active 201 DOM
16. 2026-05-30
    days on market $79,500 Active 200 DOM
17. 2025-11-11
    listed $79,500 Active 647-char remark

    Show marketing remark (647 chars)

    Step inside this charming Lake Charles home that’s been recently refreshed and is ready for its new owner. Nestled on a cozy city lot, it offers convenience and easy living in a manageable space. With 2 bedrooms and 1 bath, you’ll find beautiful wood flooring, fresh paint, and plenty of natural light throughout. Perfect for anyone looking to downsize, purchase their first home, or invest in a rental or Airbnb, this property offers wonderful potential. The spacious backyard provides room for a pool, garden, or play area with plenty of space to make it your own. Call today for more information or to schedule your private showing!

ⓘ 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: $255 · $21/mo
• Projected year-2 tax: $437 · $36/mo
• Expected delta: +$182/yr (+$15/mo · 71.2%)

ⓘ 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 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: $11,081
• − Mortgage interest: −$4,453
• − Property taxes: −$255
• − Insurance: −$398
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$2,313
• Taxable income: $1,890
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $2,645/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

• 2025-11-11 Listed $79,500 SWLAR

Property tax history

+0.3%/yr

Latest (2025): $255 · +2.4% YoY. Source: county tax records.