1424 Tennessee St · Lake Charles, LA 70607

$80,000

4 bd · 2.0 ba · 1,710 sqft · SingleFamily · 87 Days on market

Built 1958 8,276 sqft lot $47/sqft · 50% below area Est $159k · 50% under ↓ 4% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

3 bedrooms and an office or 4th bedroom, 2 full bath home located next door to Brentwood Elementary. Central air and heat. New roof, in flood zone X. Backyard is completely fenced with Brentwood Elementary just out the back door.

Key facts

• New roof
• 8,276 sq ft lot
• Parking

Tags

• NEW ROOF
• BACKYARD COMPLETELY FENCED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 30% of the median local income ($60k/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 $553 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1958 — 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: 1.90% ✓
• Cap rate: 16.52%
• Cash-on-cash: 36.51%
• DSCR: 2.62
• GRM: 4.4

CMA / ARV

• ARV (median comp): $159,263
• List price: $80,000
• Delta: -49.77%
• 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
1205 Tulane St	0.24mi	3/2.0 (-1)	1,620 (-5%)	4mo	$148,000	$91	72
1212 E School St E	0.26mi	3/2.0 (-1)	1,830 (+7%)	3mo	$160,000	$87	69
3808 W Lake Michele Cir W	0.46mi	4/2.0	1,684 (-2%)	9mo	$217,000	$129	69
3836 Brentwood St	0.10mi	4/2.0	1,500 (-12%)	13mo	$205,000	$137	64
1517 Tennessee St	0.08mi	3/1.0 (-1)	1,884 (+10%)	9mo	$60,000	$32	63
1736 Illinois St	0.41mi	3/2.0 (-1)	1,835 (+7%)	9mo	$185,000	$101	56
1312 N Elton Ct N	0.30mi	3/2.0 (-1)	1,535 (-10%)	11mo	$120,000	$78	54
1208 N Elton Ct Ct N	0.34mi	3/3.0 (-1)	1,863 (+9%)	8mo	$118,000	$63	54
4211 Worthy Dr Dr	0.58mi	4/2.0	1,870 (+9%)	6mo	$70,000	$37	52
3705 Harvard St	0.61mi	3/2.0 (-1)	1,520 (-11%)	4mo	$160,500	$106	44
3705 Auburn St	0.74mi	3/2.0 (-1)	1,604 (-6%)	8mo	$110,000	$69	44
2210 S Lake Michele Cir	0.50mi	3/2.0 (-1)	1,508 (-12%)	10mo	$195,000	$129	44

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: 37.7%
• Equity multiple: 2.72×
• Total profit: $38,495
• Equity at exit: $11,928

10-year hold

• IRR: 46.7%
• Equity multiple: 6.63×
• Total profit: $126,048
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$420
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $682

Break-even live

Break-even rent $660

Max offer price $80,000

Occupancy floor 50%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	0.20mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	0.31mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	0.49mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	21d	1	0.55mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	44d	1	0.65mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	44d	1	0.79mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	0.80mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	44d	1	0.84mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	44d	1	0.94mi

Listing history 18 events

1. 2026-06-19
   days on market $80,000 Active 87 DOM
2. 2026-06-18
   days on market $80,000 Active 86 DOM
3. 2026-06-17
   days on market $80,000 Active 85 DOM
4. 2026-06-16
   days on market $80,000 Active 84 DOM
5. 2026-06-15
   days on market $80,000 Active 83 DOM
6. 2026-06-14
   days on market $80,000 Active 81 DOM
7. 2026-06-13
   days on market $80,000 Active 80 DOM
8. 2026-06-10
   days on market $80,000 Active 78 DOM
9. 2026-06-09
   days on market $80,000 Active 77 DOM
10. 2026-06-08
    days on market $80,000 Active 76 DOM
11. 2026-06-07
    days on market $80,000 Active 75 DOM
12. 2026-06-05
    days on market $80,000 Active 72 DOM
13. 2026-06-02
    pricedays on market $80,000 Active 70 DOM
14. 2026-06-01
    days on market $85,000 Active 69 DOM
15. 2026-05-31
    days on market $85,000 Active 68 DOM
16. 2026-05-30
    days on market $85,000 Active 67 DOM
17. 2026-04-27
    price $85,000 229-char remark

    Show marketing remark (229 chars)

    3 bedrooms and an office or 4th bedroom, 2 full bath home located next door to Brentwood Elementary. Central air and heat. New roof, in flood zone X. Backyard is completely fenced with Brentwood Elementary just out the back door.

18. 2026-03-24
    listed $89,000 Active 229-char remark

    Show marketing remark (229 chars)

    3 bedrooms and an office or 4th bedroom, 2 full bath home located next door to Brentwood Elementary. Central air and heat. New roof, in flood zone X. Backyard is completely fenced with Brentwood Elementary just out the back door.

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $818 · $68/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $18,268
• − Mortgage interest: −$4,481
• − Property taxes: −$818
• − Insurance: −$400
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$2,327
• Taxable income: $7,318
• Est. tax owed @ 24.0%: −$1,756
• After-tax cash flow: $6,423/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

-4.5% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $85,000 SWLAR
• 2026-03-24 Listed $89,000 SWLAR

Property tax history

+2.0%/yr

Latest (2025): $818 · +1.3% YoY. Source: county tax records.