3114 Reidway St · Lake Charles, LA 70601

$156,500

3 bd · 2.0 ba · 1,221 sqft · SingleFamily · 23 Days on market

Built 1950 9,583 sqft lot Est $133k · 18% 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 +14.0/30.0
• DSCR +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom 2 bath Cottage has been fully renovated with New Double Paned windows, New HVAC, all new Flooring, New Cabinets and Granite Kitchen Counter Tops, with all appliances included. Two well appointed baths. Back bedroom is huge and can easily serve as a Master with the Bath directly adjacent. Outside you will find a huge and amazing back yard! This home is perfect for a new family and is ready to go. Please schedule you showing today. All measurements are more or less.

Key facts

• Fully renovated
• New hvac
• New flooring

Tags

• FULLY RENOVATED
• NEW DOUBLE PANED WINDOWS
• NEW HVAC
• NEW FLOORING
• UPDATED CABINETRY
• GRANITE KITCHEN COUNTERTOPS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-story house; Single family residence
• Exterior features: City lot; Lot dimensions approximately 49 x 195 feet; Lot area about 0.22 acres; Subdivision: BURTON SUB; Directions: From Prien Lake Rd north on Reidway; home is on the left (W. Prien Lake Rd. and Reidway)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $21 ($253/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 $122k (22.1% below list).
• Recommended offer: $122k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 22 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 $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 23 days — a 2% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $133k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,858 (22.1% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $133,089
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Craft St	0.09mi	3/2.0	1,156 (-5%)	3mo	$143,000	$124	85
3101 Center St	0.21mi	3/1.0	1,180 (-3%)	10mo	$119,000	$101	73
1014 Fall St St	0.36mi	2/1.0 (-1)	1,190 (-2%)	2mo	$45,000	$38	68
1001 Orange St	0.32mi	3/2.0	1,303 (+7%)	8mo	$158,000	$121	67
707 Fall St	0.40mi	3/1.5	1,192 (-2%)	10mo	$52,000	$44	67
1518 21st St	0.57mi	3/1.0	1,201 (-2%)	9mo	$135,000	$112	59
805 Camelia St St	0.39mi	3/2.0	1,068 (-12%)	9mo	$138,800	$130	54
3706 Harvard St	0.67mi	2/1.0 (-1)	1,200 (-2%)	6mo	$131,000	$109	52
3707 Yale St	0.68mi	3/1.0	1,270 (+4%)	9mo	$50,000	$39	50
2529 Aster St	0.73mi	2/1.0 (-1)	1,273 (+4%)	5mo	$115,000	$90	46
1309 Rosetta St	0.62mi	3/1.0	1,383 (+13%)	6mo	$55,300	$40	40
507 Fairfield St	0.63mi	3/1.0	1,042 (-15%)	10mo	$116,000	$111	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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.54×
• Total profit: $-20,060
• Equity at exit: $23,335

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,613
• Equity at exit: $13,531

Cash invested: $43,820 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$821
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $21

Break-even live

Break-even rent $1,192

Max offer price $156,500

Occupancy floor 93%

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: $39,125
• Closing costs: $4,695
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	20d	1	0.27mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	0.39mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	0.39mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	20d	1	0.46mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.51mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	0.54mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	20d	1	0.66mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	0.75mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	20d	1	0.75mi
3322 Kingham Rd Unit 2 Lake Charles, LA	2.0	1.0	870	$1,075	$1.24	43d	1	0.88mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	0.94mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	0.96mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	43d	1	1.08mi
317 W School St Unit A Lake Charles, LA	2.0	1.0	825	$900	$1.09	43d	1	1.16mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	43d	1	1.27mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	20d	1	1.37mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	43d	1	1.37mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	13d	1	1.42mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	13d	1	1.42mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	20d	1	1.42mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	13d	1	1.44mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	43d	1	1.44mi

Listing history 21 events

1. 2026-06-19
   days on market $156,500 Active 23 DOM
2. 2026-06-18
   days on market $156,500 Active 22 DOM
3. 2026-06-17
   days on market $156,500 Active 21 DOM
4. 2026-06-16
   days on market $156,500 Active 20 DOM
5. 2026-06-15
   days on market $156,500 Active 19 DOM
6. 2026-06-14
   days on market $156,500 Active 17 DOM
7. 2026-06-13
   days on market $156,500 Active 16 DOM
8. 2026-06-10
   days on market $156,500 Active 14 DOM
9. 2026-06-09
   days on market $156,500 Active 13 DOM
10. 2026-06-08
    days on market $156,500 Active 12 DOM
11. 2026-06-07
    days on market $156,500 Active 11 DOM
12. 2026-06-05
    days on market $156,500 Active 8 DOM
13. 2026-06-02
    days on market $156,500 Active 6 DOM
14. 2026-06-01
    days on market $156,500 Active 5 DOM
15. 2026-05-31
    days on market $156,500 Active 4 DOM
16. 2026-05-30
    days on market $156,500 Active 3 DOM
17. 2026-05-28
    listed $156,500 Active
18. 2020-01-30
    soldstatus $132,900
19. 2020-01-29
    soldstatus 483-char remark

    Show marketing remark (483 chars)

    This 3 bedroom 2 bath Cottage has been fully renovated with New Double Paned windows, New HVAC, all new Flooring, New Cabinets and Granite Kitchen Counter Tops, with all appliances included. Two well appointed baths. Back bedroom is huge and can easily serve as a Master with the Bath directly adjacent. Outside you will find a huge and amazing back yard! This home is perfect for a new family and is ready to go. Please schedule you showing today. All measurements are more or less.

20. 2019-11-06
    listed $129,000 483-char remark

    Show marketing remark (483 chars)

    This 3 bedroom 2 bath Cottage has been fully renovated with New Double Paned windows, New HVAC, all new Flooring, New Cabinets and Granite Kitchen Counter Tops, with all appliances included. Two well appointed baths. Back bedroom is huge and can easily serve as a Master with the Bath directly adjacent. Outside you will find a huge and amazing back yard! This home is perfect for a new family and is ready to go. Please schedule you showing today. All measurements are more or less.

21. 2014-12-08
    soldstatus $71,750

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$193/yr (+$16/mo · 28.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $14,623
• − Mortgage interest: −$8,766
• − Property taxes: −$668
• − Insurance: −$782
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$4,553
• Taxable loss: −$2,486
• Est. tax savings @ 24.0%: +$597
• 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): 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

+118.1% since first listed

5 events — show timeline

• 2026-05-28 Listed $156,500 SWLAR
• 2020-01-30 Sold (Public Records) $132,900 Public Records
• 2020-01-29 Sold (MLS) — SWLAR
• 2019-11-06 Listed $129,000 SWLAR
• 2014-12-08 Sold (Public Records) $71,750 Public Records

Property tax history

+2.9%/yr

Latest (2025): $668 · +1.3% YoY. Source: county tax records.