4948 E St Charles Ave E · Lake Charles, LA 70605

$274,900

3 bd · 2.5 ba · 2,285 sqft · SingleFamily · 106 Days on market

Built 1978 0.29 ac lot $120/sqft · 12% below area Est $311k · 12% under

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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).

• ARV discount +12.7/15.0
• Cash flow +9.5/30.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLERS WILL CREDIT $5,000 TOWARD RATE BUY-DOWN & /OR CLOSING COSTS WITH AN ACCEPTED CONTRACT!!! BACK ON MARKET at no fault of seller or condition / Spacious classic ranch-style home features all hard-surface flooring, fresh paint in many areas, numerous updated fixtures, and a floorplan that could boast a 4-bedroom, but is currently set up with the primary suite complimented with a 13.10' x 16.5' office / nursery or over-sized closet. Traditional floorplan. Large den with vaulted ceiling and exposed beams with a warm hearth around the gas fireplace. OVERSIZED butler's pantry off of den also has an additional room that leads to outside for more abundant storage options. Double carport behind the home has entry into the laundry room (gas & electric dryer hookup) with convenient half-bath. Formal living and formal dining. Home is near lake access and a quick trip to Cormies, and many schools, businesses and churches.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (30.2% below list).
• Recommended offer: $192k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.2% in Lake Charles — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Prien Lake Elementary School (math 60% / reading 68%, grade B, #45 of 646 statewide, top 7%, 671 students, 44% FRL); S. J. Welsh Middle School (math 28% / reading 44%, grade F, #84 of 218 statewide, top 41%, 1,107 students, 49% FRL); Alfred M. Barbe High School (math 41% / reading 56%, grade D, #41 of 265 statewide, top 16%, 1,991 students, 41% FRL).
• Zoned-school proficiency averages 50% at this address vs 37% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Calcasieu Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+15.1%/yr); 464 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $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.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,745 (30.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 11.9

CMA / ARV

• ARV (median comp): $310,711
• List price: $274,900
• Delta: -11.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4908 W St Charles Ave	0.11mi	4/2.0 (+1)	2,200 (-4%)	11mo	$337,000	$153	72
34 Raintree Cv	0.23mi	3/2.0	2,388 (+4%)	14mo	$270,000	$113	68
4916 E St Charles Ave E	0.07mi	3/2.0	1,962 (-14%)	12mo	$306,000	$156	61
4802 Riverridge Dr	0.31mi	4/2.0 (+1)	2,495 (+9%)	4mo	$382,000	$153	59
4826 Ponderosa St	0.24mi	3/2.0	1,956 (-14%)	11mo	$315,000	$161	53

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: -16.4%
• Equity multiple: 0.39×
• Total profit: $-46,636
• Equity at exit: $40,988

10-year hold

• IRR: -1.7%
• Equity multiple: 0.86×
• Total profit: $-10,479
• Equity at exit: $23,768

Cash invested: $76,972 (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: 464
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,917 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$149 /mo · $1,790/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-190

Break-even live

Break-even rent $2,159

Max offer price $241,249

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-113	+0% $-190	+5% $-268	+10% $-346
Rent	-10% $-342	-5% $-266	+0% $-190	+5% $-115	+10% $-39
Rate	-1.0pp $-52	-0.5pp $-121	base $-190	+0.5pp $-262	+1.0pp $-334

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3291 Copper Ridge Dr Lake Charles, LA	3.0	2.0	1750	$2,750	$1.57	15d	1	1.06mi

Listing history 28 events

1. 2026-06-21
   days on market $274,900 Active 106 DOM
2. 2026-06-19
   days on market $274,900 Active 104 DOM
3. 2026-06-18
   days on market $274,900 Active 103 DOM
4. 2026-06-17
   days on market $274,900 Active 102 DOM
5. 2026-06-16
   days on market $274,900 Active 101 DOM
6. 2026-06-15
   days on market $274,900 Active 100 DOM
7. 2026-06-14
   days on market $274,900 Active 98 DOM
8. 2026-06-13
   days on market $274,900 Active 97 DOM
9. 2026-06-10
   days on market $274,900 Active 95 DOM
10. 2026-06-09
    days on market $274,900 Active 94 DOM
11. 2026-06-08
    days on market $274,900 Active 93 DOM
12. 2026-06-07
    days on market $274,900 Active 92 DOM
13. 2026-06-05
    days on market $274,900 Active 89 DOM
14. 2026-06-02
    days on market $274,900 Active 87 DOM
15. 2026-06-01
    days on market $274,900 Active 86 DOM
16. 2026-05-31
    days on market $274,900 Active 85 DOM
17. 2026-05-30
    days on market $274,900 Active 84 DOM
18. 2026-05-04
    status Active 940-char remark

    Show marketing remark (940 chars)

    SELLERS WILL CREDIT $5,000 TOWARD RATE BUY-DOWN & /OR CLOSING COSTS WITH AN ACCEPTED CONTRACT!!! BACK ON MARKET at no fault of seller or condition / Spacious classic ranch-style home features all hard-surface flooring, fresh paint in many areas, numerous updated fixtures, and a floorplan that could boast a 4-bedroom, but is currently set up with the primary suite complimented with a 13.10' x 16.5' office / nursery or over-sized closet. Traditional floorplan. Large den with vaulted ceiling and exposed beams with a warm hearth around the gas fireplace. OVERSIZED butler's pantry off of den also has an additional room that leads to outside for more abundant storage options. Double carport behind the home has entry into the laundry room (gas & electric dryer hookup) with convenient half-bath. Formal living and formal dining. Home is near lake access and a quick trip to Cormies, and many schools, businesses and churches.

19. 2026-05-04
    price $285,000 940-char remark

    Show marketing remark (940 chars)

    SELLERS WILL CREDIT $5,000 TOWARD RATE BUY-DOWN & /OR CLOSING COSTS WITH AN ACCEPTED CONTRACT!!! BACK ON MARKET at no fault of seller or condition / Spacious classic ranch-style home features all hard-surface flooring, fresh paint in many areas, numerous updated fixtures, and a floorplan that could boast a 4-bedroom, but is currently set up with the primary suite complimented with a 13.10' x 16.5' office / nursery or over-sized closet. Traditional floorplan. Large den with vaulted ceiling and exposed beams with a warm hearth around the gas fireplace. OVERSIZED butler's pantry off of den also has an additional room that leads to outside for more abundant storage options. Double carport behind the home has entry into the laundry room (gas & electric dryer hookup) with convenient half-bath. Formal living and formal dining. Home is near lake access and a quick trip to Cormies, and many schools, businesses and churches.

20. 2026-04-12
    status Pending 940-char remark

    Show marketing remark (940 chars)

    SELLERS WILL CREDIT $5,000 TOWARD RATE BUY-DOWN & /OR CLOSING COSTS WITH AN ACCEPTED CONTRACT!!! BACK ON MARKET at no fault of seller or condition / Spacious classic ranch-style home features all hard-surface flooring, fresh paint in many areas, numerous updated fixtures, and a floorplan that could boast a 4-bedroom, but is currently set up with the primary suite complimented with a 13.10' x 16.5' office / nursery or over-sized closet. Traditional floorplan. Large den with vaulted ceiling and exposed beams with a warm hearth around the gas fireplace. OVERSIZED butler's pantry off of den also has an additional room that leads to outside for more abundant storage options. Double carport behind the home has entry into the laundry room (gas & electric dryer hookup) with convenient half-bath. Formal living and formal dining. Home is near lake access and a quick trip to Cormies, and many schools, businesses and churches.

21. 2026-03-03
    price $290,000 940-char remark

    Show marketing remark (940 chars)

    SELLERS WILL CREDIT $5,000 TOWARD RATE BUY-DOWN & /OR CLOSING COSTS WITH AN ACCEPTED CONTRACT!!! BACK ON MARKET at no fault of seller or condition / Spacious classic ranch-style home features all hard-surface flooring, fresh paint in many areas, numerous updated fixtures, and a floorplan that could boast a 4-bedroom, but is currently set up with the primary suite complimented with a 13.10' x 16.5' office / nursery or over-sized closet. Traditional floorplan. Large den with vaulted ceiling and exposed beams with a warm hearth around the gas fireplace. OVERSIZED butler's pantry off of den also has an additional room that leads to outside for more abundant storage options. Double carport behind the home has entry into the laundry room (gas & electric dryer hookup) with convenient half-bath. Formal living and formal dining. Home is near lake access and a quick trip to Cormies, and many schools, businesses and churches.

22. 2026-02-12
    listed $300,000 Active 940-char remark

    Show marketing remark (940 chars)

    SELLERS WILL CREDIT $5,000 TOWARD RATE BUY-DOWN & /OR CLOSING COSTS WITH AN ACCEPTED CONTRACT!!! BACK ON MARKET at no fault of seller or condition / Spacious classic ranch-style home features all hard-surface flooring, fresh paint in many areas, numerous updated fixtures, and a floorplan that could boast a 4-bedroom, but is currently set up with the primary suite complimented with a 13.10' x 16.5' office / nursery or over-sized closet. Traditional floorplan. Large den with vaulted ceiling and exposed beams with a warm hearth around the gas fireplace. OVERSIZED butler's pantry off of den also has an additional room that leads to outside for more abundant storage options. Double carport behind the home has entry into the laundry room (gas & electric dryer hookup) with convenient half-bath. Formal living and formal dining. Home is near lake access and a quick trip to Cormies, and many schools, businesses and churches.

23. 2023-10-23
    historical $1,750
24. 2023-10-18
    listed $1,750
25. 2021-08-09
    soldstatus $250,000
26. 2021-08-06
    soldstatus 295-char remark

    Show marketing remark (295 chars)

    Spacious home with separate living room and den, plus a study off the living room. Plenty of space to entertain inside or outside. Situated in an established neighborhood in South Lake Charles near the Country Club. The ample kitchen has plenty of cabinets and counters for storage and prepping.

27. 2021-06-13
    listed $260,000 295-char remark

    Show marketing remark (295 chars)

    Spacious home with separate living room and den, plus a study off the living room. Plenty of space to entertain inside or outside. Situated in an established neighborhood in South Lake Charles near the Country Club. The ample kitchen has plenty of cabinets and counters for storage and prepping.

28. 2005-10-20
    soldstatus $154,900

ⓘ 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: $1,790 · $149/mo
• Projected year-2 tax: $1,790 · $149/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $23,009
• − Mortgage interest: −$15,399
• − Property taxes: −$1,790
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$7,997
• Taxable loss: −$7,232
• Est. tax savings @ 24.0%: +$1,736
• After-tax cash flow: $-550/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

+84.0% since first listed

11 events — show timeline

• 2026-05-04 Relisted — SWLAR
• 2026-05-04 Price Changed $285,000 SWLAR
• 2026-04-12 Pending — SWLAR
• 2026-03-03 Price Changed $290,000 SWLAR
• 2026-02-12 Listed $300,000 SWLAR
• 2023-10-23 Rental Removed $1,750 BUILDIUM
• 2023-10-18 Listed for Rent $1,750 BUILDIUM
• 2021-08-09 Sold (Public Records) $250,000 Public Records
• 2021-08-06 Sold (MLS) — SWLAR
• 2021-06-13 Listed $260,000 SWLAR
• 2005-10-20 Sold (Public Records) $154,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,790 · +2.4% YoY. Source: county tax records.