312 Arabie Rd · Lake Charles, LA 70607

$45,000

2 bd · 1.0 ba · 1,420 sqft · SingleFamily · 311 Days on market

Built 1950 8,712 sqft lot $32/sqft · 72% below area ↓ 10% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Unlock the full potential of this income-generating property in a high-demand location. Whether you're looking to expand your portfolio or start your investment journey, this property offers the ideal foundation for strong returns.

Key facts

• 8,712 sq ft lot
• Built 1950
• Listed 310 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.9% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 311 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 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 1950 — 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: 2.76% ✓
• Cap rate: 24.91%
• Cash-on-cash: 66.49%
• DSCR: 3.96
• GRM: 3.0

CMA / ARV

• ARV (median comp): $163,523
• List price: $45,000
• Delta: -72.48%
• 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
404 Arabie Rd Rd	0.09mi	3/2.5 (+1)	1,390 (-2%)	2mo	$167,500	$121	80
1011 Aberdeen Dr	0.72mi	3/2.0 (+1)	1,390 (-2%)	2mo	$191,500	$138	52
709 Alan St	0.41mi	3/2.0 (+1)	1,298 (-9%)	7mo	$128,000	$99	52
5705 Adair Dr	0.47mi	3/2.0 (+1)	1,324 (-7%)	8mo	$197,000	$149	52
505 Fontenot Rd	0.36mi	3/2.0 (+1)	1,560 (+10%)	10mo	$149,000	$96	50
5714 Adair Dr	0.52mi	2/2.0	1,280 (-10%)	9mo	$180,000	$141	48
5797 Berwick Ln	0.53mi	3/2.0 (+1)	1,381 (-3%)	20mo	$185,000	$134	46
5704 Stonehaven Ln	0.55mi	3/2.0 (+1)	1,504 (+6%)	15mo	$205,000	$136	43
726 Lebleu Rd	0.51mi	3/2.0 (+1)	1,319 (-7%)	16mo	$187,000	$142	42
906 Aberdeen Dr	0.56mi	3/2.0 (+1)	1,600 (+13%)	9mo	$214,000	$134	36
232 Vanessa Ave	0.74mi	3/2.0 (+1)	1,500 (+6%)	16mo	$167,000	$111	34
5710 Stonehaven Ln	0.57mi	3/2.0 (+1)	1,624 (+14%)	20mo	$220,000	$135	24

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: 71.2%
• Equity multiple: 4.47×
• Total profit: $43,731
• Equity at exit: $6,710

10-year hold

• IRR: 76.6%
• Equity multiple: 10.94×
• Total profit: $125,187
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$236
• Tax from tax record: −$27 /mo · $330/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $698

Break-even live

Break-even rent $357

Max offer price $45,000

Occupancy floor 39%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Sundale Dr Lake Charles, LA	3.0	1.0	1144	$1,195	$1.04	43d	1	0.66mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	0.94mi
5018 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	43d	1	0.98mi
1032 Link Rd Unit B Lake Charles, LA	2.0	1.0	1000	$1,195	$1.20	13d	1	0.98mi
5014 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	13d	1	0.99mi

Listing history 20 events

1. 2026-06-19
   days on market $45,000 Active 311 DOM
2. 2026-06-18
   days on market $45,000 Active 310 DOM
3. 2026-06-17
   days on market $45,000 Active 309 DOM
4. 2026-06-16
   days on market $45,000 Active 308 DOM
5. 2026-06-15
   days on market $45,000 Active 307 DOM
6. 2026-06-14
   days on market $45,000 Active 305 DOM
7. 2026-06-13
   days on market $45,000 Active 304 DOM
8. 2026-06-10
   days on market $45,000 Active 302 DOM
9. 2026-06-09
   days on market $45,000 Active 301 DOM
10. 2026-06-08
    days on market $45,000 Active 300 DOM
11. 2026-06-07
    days on market $45,000 Active 299 DOM
12. 2026-06-05
    days on market $45,000 Active 296 DOM
13. 2026-06-02
    days on market $45,000 Active 294 DOM
14. 2026-06-01
    days on market $45,000 Active 293 DOM
15. 2026-05-31
    days on market $45,000 Active 292 DOM
16. 2026-05-30
    days on market $45,000 Active 291 DOM
17. 2025-10-06
    price $45,000 231-char remark

    Show marketing remark (231 chars)

    Unlock the full potential of this income-generating property in a high-demand location. Whether you're looking to expand your portfolio or start your investment journey, this property offers the ideal foundation for strong returns.

18. 2025-09-26
    status Active 231-char remark

    Show marketing remark (231 chars)

    Unlock the full potential of this income-generating property in a high-demand location. Whether you're looking to expand your portfolio or start your investment journey, this property offers the ideal foundation for strong returns.

19. 2025-09-19
    status Pending 231-char remark

    Show marketing remark (231 chars)

    Unlock the full potential of this income-generating property in a high-demand location. Whether you're looking to expand your portfolio or start your investment journey, this property offers the ideal foundation for strong returns.

20. 2025-05-30
    listed $50,000 Active 231-char remark

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    Unlock the full potential of this income-generating property in a high-demand location. Whether you're looking to expand your portfolio or start your investment journey, this property offers the ideal foundation for strong returns.

ⓘ 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: $330 · $27/mo
• Projected year-2 tax: $330 · $27/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $14,891
• − Mortgage interest: −$2,521
• − Property taxes: −$330
• − Insurance: −$225
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$1,309
• Taxable income: $8,124
• Est. tax owed @ 24.0%: −$1,950
• After-tax cash flow: $6,428/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

• 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

-10.0% since first listed

4 events — show timeline

• 2025-10-06 Price Changed $45,000 SWLAR
• 2025-09-26 Relisted — SWLAR
• 2025-09-19 Pending — SWLAR
• 2025-05-30 Listed $50,000 SWLAR

Property tax history

+0.4%/yr

Latest (2024): $330 · +6.1% YoY. Source: county tax records.