2815 Cypress St · Lake Charles, LA 70601

$85,000

3 bd · 2.0 ba · 1,555 sqft · SingleFamily · 50 Days on market

Built 1969 0.35 ac lot $55/sqft · 44% below area Est $153k · 44% 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

Investors! This property has been taken down to the studs and is ready for a complete renovation. With the roof replaced in 2021, it offers a solid starting point for restoration and added value. Bring your vision to this home and transform it into something exceptional. Neighboring lot is included.

Key facts

• Complete renovation
• Roof replaced
• 0.35 acre lot

Tags

• COMPLETE RENOVATION
• ROOF REPLACED

Property features AI

Exterior

• Parking: 1 total parking space; 1-car carport
• Utilities: Public water; Public sewer; Utilities: See remarks
• Home design: Single-family house; One story; Residential property in BARBE SUB
• Exterior features: Back yard; City lot; Lot dimensions approximately 155 x 199; Lot area about 0.35 acres; Additional parcel: 00396303

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; No cooling
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• This rent runs 37% of the median local income ($50k/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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($82k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.81% ✓
• Cap rate: 16.24%
• Cash-on-cash: 35.52%
• DSCR: 2.58
• GRM: 4.6

CMA / ARV

• ARV (median comp): $152,863
• List price: $85,000
• Delta: -44.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2918 Cypress St	0.08mi	2/1.0 (-1)	1,592 (+2%)	11mo	$90,000	$57	74
221 W Hale St W	0.31mi	3/2.0	1,498 (-4%)	9mo	$200,000	$134	72
2213 Ernest Street St	0.50mi	3/1.0	1,520 (-2%)	7mo	$50,000	$33	63
503 W Sallier St W	0.63mi	3/2.0	1,620 (+4%)	2mo	$218,000	$135	62
143 Lucille St	0.42mi	3/2.0	1,462 (-6%)	11mo	$229,000	$157	61
3400 Lake St	0.65mi	3/2.0	1,470 (-6%)	4mo	$162,500	$111	57
2109 Creole St	0.56mi	3/—	1,425 (-8%)	9mo	$173,900	$122	52
625 W Lagrange St W	0.68mi	3/2.0	1,681 (+8%)	4mo	$214,900	$128	52
915 W 18th St	0.51mi	3/2.0	1,330 (-14%)	2mo	$155,000	$117	50
732 Julius St St	0.75mi	3/2.0	1,753 (+13%)	3mo	$252,000	$144	42
800 Contraband Ln	0.64mi	3/2.0	1,398 (-10%)	15mo	$179,900	$129	40
609 Creole Ln Ln	0.57mi	4/2.0 (+1)	1,788 (+15%)	6mo	$225,000	$126	38

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: 34.5%
• Equity multiple: 2.52×
• Total profit: $36,153
• Equity at exit: $12,674

10-year hold

• IRR: 42.9%
• Equity multiple: 5.68×
• Total profit: $111,416
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$446
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $705

Break-even live

Break-even rent $647

Max offer price $85,000

Occupancy floor 49%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	$1,598	$1.52	13d	1	0.13mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	21d	1	0.50mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	21d	1	0.70mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	0.72mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	43d	1	0.78mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	43d	1	0.91mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	43d	1	0.96mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	43d	1	1.06mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	1.17mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	1.22mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.24mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	43d	1	1.25mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	1.38mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	1.41mi

Listing history 19 events

1. 2026-06-19
   days on market $85,000 Active 50 DOM
2. 2026-06-18
   days on market $85,000 Active 49 DOM
3. 2026-06-17
   days on market $85,000 Active 48 DOM
4. 2026-06-16
   days on market $85,000 Active 47 DOM
5. 2026-06-15
   days on market $85,000 Active 46 DOM
6. 2026-06-14
   days on market $85,000 Active 44 DOM
7. 2026-06-13
   days on market $85,000 Active 43 DOM
8. 2026-06-10
   days on market $85,000 Active 41 DOM
9. 2026-06-09
   days on market $85,000 Active 40 DOM
10. 2026-06-09
    price $85,000 Active 39 DOM
11. 2026-06-08
    days on market $90,000 Active 39 DOM
12. 2026-06-07
    days on market $90,000 Active 38 DOM
13. 2026-06-05
    days on market $90,000 Active 35 DOM
14. 2026-06-02
    days on market $90,000 Active 33 DOM
15. 2026-06-01
    days on market $90,000 Active 32 DOM
16. 2026-05-31
    days on market $90,000 Active 31 DOM
17. 2026-05-30
    days on market $90,000 Active 30 DOM
18. 2026-05-01
    listed $100,000 Active 271-char remark
19. 2021-09-22
    soldstatus $80,000

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $468 · $39/mo
• Expected delta: +$110/yr (+$9/mo · 30.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $18,463
• − Mortgage interest: −$4,761
• − Property taxes: −$358
• − Insurance: −$425
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$2,473
• Taxable income: $7,492
• Est. tax owed @ 24.0%: −$1,798
• After-tax cash flow: $6,656/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

+6.2% since first listed

4 events — show timeline

• 2026-06-08 Price Changed $85,000 SWLAR
• 2026-05-28 Price Changed $90,000 SWLAR
• 2026-05-01 Listed $100,000 SWLAR
• 2021-09-22 Sold (Public Records) $80,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $358 · +2.4% YoY. Source: county tax records.