3610 Greinwich Blvd · Lake Charles, LA 70607

$33,500

4 bd · 1.0 ba · 1,364 sqft · SingleFamily · 69 Days on market

Built 1969 10,454 sqft lot $25/sqft · 72% below area ↓ 32% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking — don’t let it pass you by. This 4-bedroom, 1-bathroom home at 3610 Greinwich Boulevard is hitting the market at an unbeatable price point of just $37,500, and deals like this simply don’t last. Yes, this property needs a full remodel — but that’s exactly where the value lives. Whether you’re a seasoned investor looking for your next flip or a motivated buyer ready to build sweat equity, this home offers a blank canvas with serious upside. The completely fenced backyard adds privacy, security, and outdoor potential that many buyers at this price range can only dream of. Properties priced this aggressively — with this much potential — are rare. The market has spoken: value like this moves fast. * 4 Bedrooms * 1 Bathroom * Fully Fenced Backyard * Priced to Move at $37,500 * Perfect for Investors or Owner-Occupants Don’t wait. Don’t overthink it. Schedule your showing today before someone else secures this deal.

Key facts

• Full remodel
• Fenced backyard
• Outdoor potential

Tags

• FENCED BACKYARD
• FULL REMODEL
• OUTDOOR POTENTIAL

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $935 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $31k (6.0% below list) — sets the bar for market timing.
• Cap rate 39.8% 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 (+8.6%/yr); 567 active listings in the ZIP; 8 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 $232 of loan paydown is wiped out by about $1k 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $31,490 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1969 — 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. 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?
8. 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.
9. 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.
10. 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: 4.40% ✓
• Cap rate: 39.79%
• Cash-on-cash: 119.65%
• DSCR: 6.32
• GRM: 1.9

CMA / ARV

• ARV (median comp): $120,372
• List price: $33,500
• Delta: -72.17%
• 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
2334 S Roosevelt St S	0.21mi	3/1.5 (-1)	1,325 (-3%)	1mo	$50,000	$38	77
3413 Coolidge St	0.37mi	3/1.0 (-1)	1,234 (-10%)	1mo	$117,500	$95	61
3617 Monroe St	0.22mi	3/1.0 (-1)	1,424 (+4%)	22mo	$92,500	$65	59
3506 Taylor Dr	0.22mi	4/1.0	1,500 (+10%)	21mo	$55,000	$37	56
3706 Texas St	0.71mi	3/2.0 (-1)	1,364 (0%)	3mo	$129,900	$95	55
2209 Michele Ct	0.57mi	3/2.0 (-1)	1,447 (+6%)	2mo	$195,000	$135	53
2329 S Roosevelt St S	0.18mi	3/1.0 (-1)	1,165 (-15%)	13mo	$90,000	$77	52
3401 Kingham Rd	0.46mi	3/2.0 (-1)	1,250 (-8%)	8mo	$130,000	$104	49
1620 California St	0.66mi	3/1.0 (-1)	1,310 (-4%)	14mo	$117,000	$89	46
2165 Willowick St	0.22mi	3/2.0 (-1)	1,515 (+11%)	22mo	$120,000	$79	44
2210 S Lake Michele Cir	0.48mi	3/2.0 (-1)	1,508 (+11%)	10mo	$195,000	$129	42
2443 21st St	0.56mi	3/2.0 (-1)	1,550 (+14%)	13mo	$73,000	$47	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: —
• Equity multiple: 7.60×
• Total profit: $61,953
• Equity at exit: $4,995

10-year hold

• IRR: —
• Equity multiple: 18.72×
• Total profit: $166,205
• Equity at exit: $2,896

Cash invested: $9,380 (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 70607

• Rents YoY: 8.6%
• Active inventory: 567
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$176
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $935

Break-even live

Break-even rent $291

Max offer price $33,500

Occupancy floor 32%

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: $8,375
• Closing costs: $1,005
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	0.62mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	0.88mi
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	20d	1	1.19mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	20d	1	1.20mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	20d	1	1.24mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.25mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	43d	1	1.34mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	1.37mi

Listing history 19 events

1. 2026-06-19
   days on market $33,500 Active 69 DOM
2. 2026-06-18
   days on market $33,500 Active 68 DOM
3. 2026-06-17
   days on market $33,500 Active 67 DOM
4. 2026-06-16
   days on market $33,500 Active 66 DOM
5. 2026-06-15
   days on market $33,500 Active 65 DOM
6. 2026-06-14
   days on market $33,500 Active 63 DOM
7. 2026-06-13
   days on market $33,500 Active 62 DOM
8. 2026-06-10
   days on market $33,500 Active 60 DOM
9. 2026-06-09
   days on market $33,500 Active 59 DOM
10. 2026-06-08
    days on market $33,500 Active 58 DOM
11. 2026-06-07
    days on market $33,500 Active 57 DOM
12. 2026-06-05
    days on market $33,500 Active 54 DOM
13. 2026-06-02
    days on market $33,500 Active 52 DOM
14. 2026-06-01
    days on market $33,500 Active 51 DOM
15. 2026-05-31
    days on market $33,500 Active 50 DOM
16. 2026-05-30
    days on market $33,500 Active 49 DOM
17. 2026-04-27
    price $33,500 1016-char remark

    Show marketing remark (1016 chars)

    Opportunity is knocking — don’t let it pass you by. This 4-bedroom, 1-bathroom home at 3610 Greinwich Boulevard is hitting the market at an unbeatable price point of just $37,500, and deals like this simply don’t last. Yes, this property needs a full remodel — but that’s exactly where the value lives. Whether you’re a seasoned investor looking for your next flip or a motivated buyer ready to build sweat equity, this home offers a blank canvas with serious upside. The completely fenced backyard adds privacy, security, and outdoor potential that many buyers at this price range can only dream of. Properties priced this aggressively — with this much potential — are rare. The market has spoken: value like this moves fast. * 4 Bedrooms * 1 Bathroom * Fully Fenced Backyard * Priced to Move at $37,500 * Perfect for Investors or Owner-Occupants Don’t wait. Don’t overthink it. Schedule your showing today before someone else secures this deal.

18. 2026-04-12
    listed $37,500 Active 1016-char remark

    Show marketing remark (1016 chars)

    Opportunity is knocking — don’t let it pass you by. This 4-bedroom, 1-bathroom home at 3610 Greinwich Boulevard is hitting the market at an unbeatable price point of just $37,500, and deals like this simply don’t last. Yes, this property needs a full remodel — but that’s exactly where the value lives. Whether you’re a seasoned investor looking for your next flip or a motivated buyer ready to build sweat equity, this home offers a blank canvas with serious upside. The completely fenced backyard adds privacy, security, and outdoor potential that many buyers at this price range can only dream of. Properties priced this aggressively — with this much potential — are rare. The market has spoken: value like this moves fast. * 4 Bedrooms * 1 Bathroom * Fully Fenced Backyard * Priced to Move at $37,500 * Perfect for Investors or Owner-Occupants Don’t wait. Don’t overthink it. Schedule your showing today before someone else secures this deal.

19. 1997-09-30
    soldstatus $49,000

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $480 · $40/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $17,695
• − Mortgage interest: −$1,877
• − Property taxes: −$480
• − Insurance: −$168
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$975
• Taxable income: $11,365
• Est. tax owed @ 24.0%: −$2,728
• After-tax cash flow: $8,496/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): 27,080
• Household income: $60,351
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1267.0

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 0.65)
• Race & ethnicity: White 46% Black 36% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 10% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -91.59%
• Current HPI: 93.679
• Rent YoY: ▲ 8.55%
• 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

-31.6% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $33,500 SWLAR
• 2026-04-12 Listed $37,500 SWLAR
• 1997-09-30 Sold (Public Records) $49,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $480 · +1.3% YoY. Source: county tax records.