443 Crestwood St · Lake Charles, LA 70605

$260,000

3 bd · 2.0 ba · 1,951 sqft · SingleFamily · 16 Days on market

Built 1979 0.41 ac lot Est $271k · at est.

---

Why this score? — see what drove the C- 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 +19.4/30.0
• ARV discount +9.4/15.0
• DSCR +6.1/10.0
• Rent growth +5.0/5.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a remodeled house in University this is your chance! Large living room and dining room, with wood look tile flooring, opens to a beautifully remodeled kitchen with quartz countertops. 3 large bedrooms, all with walk in closets, and 2 baths, and 2 large storage closets in the hall. Entertaining will be fun on the big covered porch with fans and lighting that overlook one of the largest back yards in all of University. You have plenty of outdoor storage in the 25x25 metal shop that is on a slab. The roof and AC unit were both replaced in 2020. Surround sound in the living room, fiberoptic cable and internet, camera security system and a smart thermostat modernize this home. Within a very short walk you can access the baseball field, pool, park and tennis courts, all the things that really draw people to living in University.

Key facts

• Quartz countertops
• 2 car size shop
• Remodeled kitchen

Tags

• LARGE LIVING ROOM
• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• UPDATED STAINLESS APPLIANCES
• COVERED BACK PORCH
• 2 CAR SIZE SHOP

Property features AI

Finance

• HOA & community: Suburban community

Exterior

• Parking: Attached garage; Four garage spaces; Workshop in garage; Two open parking spaces (total of 2 additional parking spaces)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Water connected; Sewer connected
• Home design: Single-family residence (house); One-story; Faces north; No common walls; No common-interest association
• Construction: Brick construction; Slab foundation; Built by unknown builder
• Exterior features: Covered rear porch; Patio; Fenced yard with privacy fencing; Back yard and front yard; City lot; Street lights in the neighborhood; Shingle roof; View

Interior

• Kitchen: Kitchen island; Pantry
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Kitchen island; Open floorplan; Pantry; Storage
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $290 ($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 $238k (8.6% below list).
• Recommended offer: $238k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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.
• Zoned schools: Dolby Elementary School (math 42% / reading 62%, grade C-, #108 of 646 statewide, top 18%, 381 students, 64% FRL); F. K. White Middle School (math 26% / reading 39%, grade F, #104 of 218 statewide, top 48%, 661 students, 67% FRL); Alfred M. Barbe High School (math 41% / reading 56%, grade D, #41 of 265 statewide, top 16%, 1,991 students, 41% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 456 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 33% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,648 (8.6% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $271,189
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Vanessa Ave	0.32mi	3/2.0	1,974 (+1%)	11mo	$255,000	$129	74
115 Greenway St	0.33mi	4/2.0 (+1)	1,900 (-3%)	2mo	$263,400	$139	73
729 Dianne Ln	0.42mi	3/2.0	1,959 (+0%)	12mo	$315,000	$161	70
401 Montclair St	0.18mi	4/2.0 (+1)	1,760 (-10%)	4mo	$263,000	$149	67
450 Greenway St	0.22mi	4/3.0 (+1)	1,827 (-6%)	4mo	$215,000	$118	67
629 Becky Ln	0.48mi	4/2.0 (+1)	1,990 (+2%)	9mo	$305,000	$153	62
820 Lakeridge Ln	0.61mi	3/2.0	1,890 (-3%)	6mo	$245,000	$130	62
624 Becky Ln	0.47mi	3/2.0	1,819 (-7%)	6mo	$290,000	$159	62
445 Washington	0.38mi	4/2.0 (+1)	2,177 (+12%)	3mo	$189,000	$87	56
5702 Stonehaven Ln	0.62mi	3/2.0	1,777 (-9%)	13mo	$225,000	$127	46
1077 Spanish Mission Trl	0.72mi	3/2.0	1,750 (-10%)	13mo	$210,000	$120	39
113 Overhill Dr	0.53mi	4/2.0 (+1)	1,684 (-14%)	12mo	$260,000	$154	38

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-11,171
• Equity at exit: $38,767

10-year hold

• IRR: 10.4%
• Equity multiple: 1.97×
• Total profit: $70,872
• Equity at exit: $22,480

Cash invested: $72,800 (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 70605

• Rents YoY: 15.1%
• Active inventory: 456
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,376 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$115 /mo · $1,383/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $290

Break-even live

Break-even rent $2,009

Max offer price $260,000

Occupancy floor 83%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	0.22mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	43d	1	0.37mi

Listing history 13 events

1. 2026-06-19
   days on market $260,000 Active 16 DOM
2. 2026-06-18
   days on market $260,000 Active 15 DOM
3. 2026-06-17
   days on market $260,000 Active 14 DOM
4. 2026-06-16
   days on market $260,000 Active 13 DOM
5. 2026-06-15
   days on market $260,000 Active 12 DOM
6. 2026-06-14
   days on market $260,000 Active 10 DOM
7. 2026-06-13
   days on market $260,000 Active 9 DOM
8. 2026-06-10
   days on market $260,000 Active 7 DOM
9. 2026-06-09
   days on market $260,000 Active 6 DOM
10. 2026-06-08
    days on market $260,000 Active 5 DOM
11. 2026-06-07
    days on market $260,000 Active 4 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    listed $260,000 Active 1 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: $1,383 · $115/mo
• Projected year-2 tax: $1,430 · $119/mo
• Expected delta: +$47/yr (+$4/mo · 3.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 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: $28,518
• − Mortgage interest: −$14,564
• − Property taxes: −$1,383
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − Depreciation: −$7,564
• Taxable loss: −$856
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $3,690/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): 40,482
• Household income: $86,015
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1328.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 12% Italian 3% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -102.68%
• Current HPI: 105.1903
• Rent YoY: ▲ 15.10%
• 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

+147.9% since first listed

9 events — show timeline

• 2026-06-04 Listed $260,000 SWLAR
• 2022-07-28 Sold (Public Records) $229,000 Public Records
• 2022-07-28 Sold (MLS) — SWLAR
• 2022-06-21 Listed $239,000 SWLAR
• 2016-11-09 Sold (Public Records) $194,000 Public Records
• 2016-11-08 Sold (MLS) — SWLAR
• 2016-09-01 Listed $199,900 SWLAR
• 2012-06-19 Sold (Public Records) $155,000 Public Records
• 2000-05-04 Sold (Public Records) $104,900 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,383 · +2.4% YoY. Source: county tax records.