312 Arabie Rd · Lake Charles, LA 70607

$58,500

2 bd · 1.0 ba · 1,420 sqft · SingleFamily · 58 Days on market

Built 1950 Poor condition 8,712 sqft lot $41/sqft · 64% below area

---

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 +2.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the full potential of this 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

• Brand new well
• 8,712 sq ft lot
• Built 1950

Tags

• BRAND NEW WELL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.8% vs local median 5.1% 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.
• Zoned schools: M. J. Kaufman Elementary School (math 12% / reading 32%, grade F, #415 of 646 statewide, top 67%, 294 students, 79% FRL); F. K. White Middle School (math 26% / reading 39%, grade F, #104 of 218 statewide, top 48%, 661 students, 67% FRL); Lagrange High School (math 9% / reading 22%, grade F, #217 of 265 statewide, top 82%, 907 students, 76% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 37% district-wide (-14 pts) — the specific schools serving this property underperform the Calcasieu Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.6%/yr); 738 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $404 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

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 $56,745 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.20% ✓
• Cap rate: 19.78%
• Cash-on-cash: 48.16%
• DSCR: 3.14
• GRM: 3.8

CMA / ARV

• ARV (median comp): $163,734
• List price: $58,500
• Delta: -64.27%
• 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%)	5mo	$167,500	$121	77
1011 Aberdeen Dr	0.72mi	3/2.0 (+1)	1,390 (-2%)	6mo	$191,500	$138	50
709 Alan St	0.41mi	3/2.0 (+1)	1,298 (-9%)	10mo	$128,000	$99	49
5705 Adair Dr	0.47mi	3/2.0 (+1)	1,324 (-7%)	11mo	$197,000	$149	49
505 Fontenot Rd	0.36mi	3/2.0 (+1)	1,560 (+10%)	13mo	$149,000	$96	47
5714 Adair Dr	0.52mi	2/2.0	1,280 (-10%)	12mo	$180,000	$141	45
5797 Berwick Ln	0.53mi	3/2.0 (+1)	1,381 (-3%)	23mo	$185,000	$134	43
5704 Stonehaven Ln	0.55mi	3/2.0 (+1)	1,504 (+6%)	18mo	$205,000	$136	40
726 Lebleu Rd	0.51mi	3/2.0 (+1)	1,319 (-7%)	20mo	$187,000	$142	39
906 Aberdeen Dr	0.56mi	3/2.0 (+1)	1,600 (+13%)	12mo	$214,000	$134	33
232 Vanessa Ave	0.74mi	3/2.0 (+1)	1,500 (+6%)	19mo	$167,000	$111	31
5710 Stonehaven Ln	0.57mi	3/2.0 (+1)	1,624 (+14%)	23mo	$220,000	$135	21

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: 51.0%
• Equity multiple: 3.39×
• Total profit: $39,177
• Equity at exit: $8,723

10-year hold

• IRR: 58.3%
• Equity multiple: 8.26×
• Total profit: $118,928
• Equity at exit: $5,058

Cash invested: $16,380 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 15 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $183,000 ($119/sqft)
• Median days on market: 86 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -2.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70607

• Rents YoY: 8.6%
• Active inventory: 738
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$307
• Tax from tax record: −$27 /mo · $330/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $657

Break-even live

Break-even rent $454

Max offer price $58,500

Occupancy floor 44%

Sensitivity live

Price	-10% $690	-5% $674	+0% $657	+5% $641	+10% $624
Rent	-10% $556	-5% $607	+0% $657	+5% $708	+10% $759
Rate	-1.0pp $687	-0.5pp $672	base $657	+0.5pp $642	+1.0pp $627

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: $14,625
• Closing costs: $1,755
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	139d	1	0.66mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	109d	1	0.94mi
5018 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	139d	1	0.98mi
1032 Link Rd Unit B Lake Charles, LA	2.0	1.0	1000	$1,195	$1.20	109d	1	0.98mi
5014 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,250	$1.30	6d	1	0.99mi
232 E Parkway St Lake Charles, LA	3.0	1.5	1675	$1,700	$1.01	5d	1	1.28mi

Property features AI

Exterior

• Utilities: Private waterPrivate sewerCable available
• Home design: Single-family houseOne-storyRaised foundation
• Construction: Shingle roof
• Exterior features: Rectangular lotLot dimensions approximately 133 x 65Zoned residential

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Wall/window air conditioning unitsNo heating
• Interior features: No fireplace

Listing history 50 events

1. 2026-09-24
   days on market $58,500 Active 58 DOM
2. 2026-09-24
   days on market $58,500 Active 57 DOM
3. 2026-09-22
   days on market $58,500 Active 56 DOM
4. 2026-09-20
   days on market $58,500 Active 54 DOM
5. 2026-09-19
   days on market $58,500 Active 53 DOM
6. 2026-09-18
   days on market $58,500 Active 52 DOM
7. 2026-09-17
   days on market $58,500 Active 51 DOM
8. 2026-09-16
   days on market $58,500 Active 50 DOM
9. 2026-09-15
   days on market $58,500 Active 49 DOM
10. 2026-09-14
    days on market $58,500 Active 48 DOM
11. 2026-09-13
    days on market $58,500 Active 47 DOM
12. 2026-09-12
    days on market $58,500 Active 46 DOM
13. 2026-09-11
    days on market $58,500 Active 45 DOM
14. 2026-09-05
    days on market $58,500 Active 39 DOM
15. 2026-09-04
    days on market $58,500 Active 38 DOM
16. 2026-09-03
    days on market $58,500 Active 37 DOM
17. 2026-08-31
    days on market $58,500 Active 34 DOM
18. 2026-08-30
    days on market $58,500 Active 33 DOM
19. 2026-08-29
    days on market $58,500 Active 32 DOM
20. 2026-08-28
    days on market $58,500 Active 31 DOM
21. 2026-08-27
    days on market $58,500 Active 30 DOM
22. 2026-08-26
    days on market $58,500 Active 29 DOM
23. 2026-08-25
    days on market $58,500 Active 28 DOM
24. 2026-08-24
    days on market $58,500 Active 27 DOM
25. 2026-08-23
    days on market $58,500 Active 26 DOM
26. 2026-08-22
    days on market $58,500 Active 25 DOM
27. 2026-08-21
    days on market $58,500 Active 24 DOM
28. 2026-08-20
    days on market $58,500 Active 23 DOM
29. 2026-08-19
    days on market $58,500 Active 22 DOM
30. 2026-08-18
    days on market $58,500 Active 21 DOM
31. 2026-08-17
    days on market $58,500 Active 20 DOM
32. 2026-08-16
    days on market $58,500 Active 19 DOM
33. 2026-08-15
    days on market $58,500 Active 18 DOM
34. 2026-08-15
    days on market $58,500 Active 17 DOM
35. 2026-08-13
    days on market $58,500 Active 16 DOM
36. 2026-08-12
    days on market $58,500 Active 15 DOM
37. 2026-08-11
    days on market $58,500 Active 14 DOM
38. 2026-08-10
    days on market $58,500 Active 13 DOM
39. 2026-08-09
    days on market $58,500 Active 12 DOM
40. 2026-08-08
    days on market $58,500 Active 11 DOM
41. 2026-08-07
    days on market $58,500 Active 10 DOM
42. 2026-08-06
    days on market $58,500 Active 9 DOM
43. 2026-08-05
    days on market $58,500 Active 8 DOM
44. 2026-08-04
    days on market $58,500 Active 7 DOM
45. 2026-08-03
    days on market $58,500 Active 6 DOM
46. 2026-07-31
    days on market $58,500 Active 3 DOM
47. 2026-07-29
    pricestatusdays on marketlisting id $58,500 Active 1 DOM
48. 2026-07-13
    pricestatusdays on marketlisting id
49. 2026-07-12
    days on market $45,000 Active 334 DOM
50. 2026-07-11
    days on market $45,000 Active 333 DOM

ⓘ 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: $15,433
• − Mortgage interest: −$3,277
• − Property taxes: −$330
• − Insurance: −$292
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$1,702
• Taxable income: $7,363
• Est. tax owed @ 24.0%: −$1,767
• After-tax cash flow: $6,121/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.

Condition & rehab AI · 10 photos

Poor 20/100 Extensive rehab Est. rehab $71,000–$127,800 screening

This property requires extensive repairs and updates to bring it up to a livable condition. The roof and exterior need immediate attention, followed by interior repairs and landscaping improvements.

Components & finishes AI

Roof asphalt shingle · good Appliances white

Deferred maintenance Est. $50,500–$152,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Major Windows (windows) — Significant damage to the exterior siding and windows
• Major Electrical (electrical) — Exposed wiring and missing insulation
• Major Plumbing (plumbing) — Exposed plumbing and missing insulation
• Major Exterior (exterior) — Significant damage to the exterior siding and windows
• Major Other — Exposed wiring and missing insulation

Repairs flagged

• Major roof — Shingles are visibly weathered
• Major exterior siding — Paint is peeling
• Major interior walls — Exposed ceiling structure
• Major landscaping — Overgrown yard, debris

Value-add opportunities

• Both New roof — Improves safety and appearance ↑
• Both Landscaping — Enhances curb appeal ↑
• Both Paint exterior — Improves curb appeal ↑
• Both Install flooring — Improves usability and appearance ↑
• Both Install drywall — Improves usability and appearance ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary M. J. Kaufman Elementary School F LA #415/646 Nat'l #32,000/41,679 Middle F. K. White Middle School F LA #104/218 Nat'l #8,188/14,009 High Lagrange High School F LA #217/265 Nat'l #15,239/17,239

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

C Composite livability gradescore 68/100

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 · 212,179 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: 8% of renters

---

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

Property features AI

Exterior

• Utilities: Private waterPrivate sewerCable available
• Home design: Single-family houseOne-storyRaised foundation
• Construction: Shingle roof
• Exterior features: Rectangular lotLot dimensions approximately 133 x 65Zoned residential

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Wall/window air conditioning unitsNo heating
• Interior features: No fireplace

Price history

1 event — show timeline

• 2026-07-28 Listed $58,500 SWLAR

Property tax history

+0.4%/yr

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