1317 N Elton Ct Ct N · Lake Charles, LA 70607

$143,000

3 bd · 1.0 ba · 1,304 sqft · SingleFamily · 285 Days on market

Built 1970 1.00 ac lot $110/sqft · 12% above area Est $128k · 12% over

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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 +21.7/30.0
• DSCR +6.9/10.0
• Rent growth +4.6/5.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-kept 3-bedroom, 1-bath brick home blends comfort, charm, and a prime location—just minutes from McNeese University and downtown. Inside, you'll find a bright main living area with original hardwood floors and a flexible second space for a family room, office, or guest area. The kitchen offers plenty of storage and flows into the dining area. Spacious bedrooms, ample closets, and a clean, functional bath complete the layout. Perfect for families, students, or investors, this move-in-ready gem offers convenience and character in a sought-after spot.

Key facts

• Plenty of storage
• Dining area
• Brick home

Tags

• BRICK HOME
• ORIGINAL HARDWOOD FLOORS
• FLEXIBLE SECOND SPACE
• PLENTY OF STORAGE
• DINING AREA
• AMPLE CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/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 $136k (4.7% below list).
• Recommended offer: $126k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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); 568 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $989 of loan paydown is wiped out by about $4k 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 $40k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($126k) 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 $109k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $125,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 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 1970 — 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: 0.95% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $128,130
• List price: $143,000
• Delta: 11.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4041 Fourden	0.24mi	3/—	1,370 (+5%)	3mo	$145,000	$106	78
4001 Briarfield Ln	0.13mi	3/2.0	1,269 (-3%)	12mo	$168,000	$132	76
3707 Yale St	0.45mi	3/1.0	1,270 (-3%)	9mo	$50,000	$39	67
3706 Texas St	0.42mi	3/2.0	1,364 (+5%)	3mo	$129,900	$95	66
1113 Cactus Dr	0.37mi	4/1.0 (+1)	1,285 (-2%)	11mo	$75,000	$58	66
1309 Rosetta St	0.54mi	3/1.0	1,383 (+6%)	6mo	$55,300	$40	60
1404 Meadow Dr	0.26mi	2/1.0 (-1)	1,125 (-14%)	8mo	$55,000	$49	54
3908 Center St	0.61mi	3/1.0	1,197 (-8%)	11mo	$130,000	$109	48
1016 Cherryhill St	0.55mi	3/2.0	1,444 (+11%)	7mo	$200,000	$139	47
3706 Harvard St	0.64mi	2/1.0 (-1)	1,200 (-8%)	6mo	$131,000	$109	46
2209 Michele Ct	0.64mi	3/2.0	1,447 (+11%)	2mo	$195,000	$135	46
3824 Harvard St	0.56mi	3/2.0	1,450 (+11%)	7mo	$210,000	$145	45

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,043
• Equity at exit: $21,322

10-year hold

• IRR: 12.7%
• Equity multiple: 2.22×
• Total profit: $48,768
• Equity at exit: $12,364

Cash invested: $40,040 (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: 568
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$750
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $220

Break-even live

Break-even rent $1,085

Max offer price $143,000

Occupancy floor 79%

Sensitivity live

Price	-10% $301	-5% $260	+0% $220	+5% $179	+10% $139
Rent	-10% $112	-5% $166	+0% $220	+5% $273	+10% $327
Rate	-1.0pp $292	-0.5pp $256	base $220	+0.5pp $183	+1.0pp $145

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	22d	1	0.31mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	14d	1	0.48mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	14d	6	0.60mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	22d	1	0.62mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	14d	1	0.75mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	14d	1	0.75mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	45d	1	0.76mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	14d	1	0.77mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	45d	1	0.79mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	45d	1	0.85mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	14d	1	0.96mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	14d	1	1.02mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	14d	1	1.04mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	45d	1	1.26mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	22d	1	1.30mi
5014 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	14d	1	1.42mi
5018 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	45d	1	1.43mi

Listing history 12 events

1. 2026-06-08
   days on market $143,000 Active 285 DOM
2. 2026-06-07
   days on market $143,000 Active 284 DOM
3. 2026-06-05
   days on market $143,000 Active 281 DOM
4. 2026-06-02
   days on market $143,000 Active 279 DOM
5. 2026-06-01
   days on market $143,000 Active 278 DOM
6. 2026-05-31
   days on market $143,000 Active 277 DOM
7. 2026-05-30
   days on market $143,000 Active 276 DOM
8. 2025-10-26
   price $143,000 569-char remark

   Show marketing remark (569 chars)

   This well-kept 3-bedroom, 1-bath brick home blends comfort, charm, and a prime location—just minutes from McNeese University and downtown. Inside, you'll find a bright main living area with original hardwood floors and a flexible second space for a family room, office, or guest area. The kitchen offers plenty of storage and flows into the dining area. Spacious bedrooms, ample closets, and a clean, functional bath complete the layout. Perfect for families, students, or investors, this move-in-ready gem offers convenience and character in a sought-after spot.

9. 2025-10-26
   price $143,000

   Show marketing remark (569 chars)

   This well-kept 3-bedroom, 1-bath brick home blends comfort, charm, and a prime location—just minutes from McNeese University and downtown. Inside, you'll find a bright main living area with original hardwood floors and a flexible second space for a family room, office, or guest area. The kitchen offers plenty of storage and flows into the dining area. Spacious bedrooms, ample closets, and a clean, functional bath complete the layout. Perfect for families, students, or investors, this move-in-ready gem offers convenience and character in a sought-after spot.

10. 2025-08-27
    listed $150,000 Active 569-char remark

    Show marketing remark (569 chars)

    This well-kept 3-bedroom, 1-bath brick home blends comfort, charm, and a prime location—just minutes from McNeese University and downtown. Inside, you'll find a bright main living area with original hardwood floors and a flexible second space for a family room, office, or guest area. The kitchen offers plenty of storage and flows into the dining area. Spacious bedrooms, ample closets, and a clean, functional bath complete the layout. Perfect for families, students, or investors, this move-in-ready gem offers convenience and character in a sought-after spot.

11. 2025-06-21
    listed $150,000 Active
12. 2021-08-31
    soldstatus $109,000

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $786 · $66/mo
• Expected delta: +$216/yr (+$18/mo · 37.8%)

ⓘ 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) · 73% 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: $16,354
• − Mortgage interest: −$8,010
• − Property taxes: −$571
• − Insurance: −$715
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$4,160
• Taxable income: $282
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,568/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

+31.2% since first listed

5 events — show timeline

• 2025-10-26 Price Changed $143,000 SWLAR
• 2025-10-26 Price Changed $143,000 AcadianaMLS
• 2025-08-27 Listed $150,000 SWLAR
• 2025-06-21 Listed $150,000 AcadianaMLS
• 2021-08-31 Sold (Public Records) $109,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $571 · +1.3% YoY. Source: county tax records.