1101 Oklahoma St · Lake Charles, LA 70607

$122,000

4 bd · 2.0 ba · 1,474 sqft · SingleFamily · 17 Days on market

Built 1980 0.26 ac lot $83/sqft · 18% below area Est $148k · 18% under

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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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Attention investors! This income-producing duplex features two 2-bedroom, 1-bath units, giving you a total of 4 bedrooms and 2 bathrooms. Both units are fully rented, providing immediate cash flow. A large storage shop is included, offering added value and versatility. Located in Flood Zone X, no flood insurance is typically required. Conveniently situated near McNeese State University, this property benefits from steady rental demand. All measurements are M/L. Don’t miss this opportunity to add a solid, income-producing property to your portfolio!

Key facts

• Large storage shop
• Flood zone x
• Fully rented

Tags

• INCOME PRODUCING DUPLEX
• FULLY RENTED
• LARGE STORAGE SHOP
• NEAR MCNEESE STATE UNIVERSITY
• FLOOD ZONE X

Property features AI

Finance

• Other: City lot, rectangular lot (approximately 0.26 acres; dimensions 164 x 69.7)
• HOA & community: No common interest; Sidewalks in the community

Exterior

• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available; Water and sewer available and connected
• Home design: Duplex (residential); One-story
• Construction: Shingle roof
• Exterior features: Covered front porch and patio; Porch

Interior

• Kitchen: Electric cooktop and electric oven/range; Refrigerator
• Bedrooms: Four main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Electric cooktop, electric oven/range, oven, range, refrigerator; No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $120k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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); 568 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 31% 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 $843 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $122k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $120,170 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (median comp): $148,023
• List price: $122,000
• Delta: -14.20%
• 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
3824 Harvard St	0.32mi	3/2.0 (-1)	1,450 (-2%)	7mo	$210,000	$145	71
3705 Harvard St	0.35mi	3/2.0 (-1)	1,520 (+3%)	4mo	$160,500	$106	70
1205 Tulane St	0.17mi	3/2.0 (-1)	1,620 (+10%)	4mo	$148,000	$91	67
4007 Auburn St	0.47mi	5/2.0 (+1)	1,440 (-2%)	7mo	$120,000	$83	63
4041 Fourden	0.50mi	3/— (-1)	1,370 (-7%)	3mo	$145,000	$106	58
3706 Texas St	0.50mi	3/2.0 (-1)	1,364 (-8%)	3mo	$129,900	$95	57
1309 Rosetta St	0.43mi	3/1.0 (-1)	1,383 (-6%)	6mo	$55,300	$40	56
3818 Hodges St	0.67mi	4/2.0	1,414 (-4%)	7mo	$123,000	$87	56
1016 Cherryhill St	0.66mi	3/2.0 (-1)	1,444 (-2%)	7mo	$200,000	$139	56
3705 Auburn St	0.46mi	3/2.0 (-1)	1,604 (+9%)	8mo	$110,000	$69	52
3905 Hodges St	0.64mi	3/2.0 (-1)	1,582 (+7%)	1mo	$124,900	$79	52
3802 Auburn St	0.47mi	3/2.0 (-1)	1,678 (+14%)	4mo	$169,000	$101	47

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: 14.0%
• Equity multiple: 1.59×
• Total profit: $20,113
• Equity at exit: $18,191

10-year hold

• IRR: 26.1%
• Equity multiple: 3.80×
• Total profit: $95,748
• Equity at exit: $10,548

Cash invested: $34,160 (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: 568
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$640
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $497

Break-even live

Break-even rent $936

Max offer price $122,000

Occupancy floor 63%

Sensitivity live

Price	-10% $566	-5% $532	+0% $497	+5% $462	+10% $428
Rent	-10% $373	-5% $435	+0% $497	+5% $559	+10% $621
Rate	-1.0pp $558	-0.5pp $528	base $497	+0.5pp $465	+1.0pp $433

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	22d	1	0.42mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	14d	1	0.43mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	22d	1	0.53mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	44d	1	0.56mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	44d	1	0.56mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	14d	6	0.64mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	44d	1	0.64mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	14d	1	0.86mi

Listing history 22 events

1. 2026-06-21
   days on market $122,000 Active 17 DOM
2. 2026-06-19
   days on market $122,000 Active 15 DOM
3. 2026-06-18
   days on market $122,000 Active 14 DOM
4. 2026-06-17
   days on market $122,000 Active 13 DOM
5. 2026-06-16
   days on market $122,000 Active 12 DOM
6. 2026-06-15
   days on market $122,000 Active 11 DOM
7. 2026-06-14
   days on market $122,000 Active 9 DOM
8. 2026-06-13
   days on market $122,000 Active 8 DOM
9. 2026-06-10
   days on market $122,000 Active 6 DOM
10. 2026-06-09
    days on market $122,000 Active 5 DOM
11. 2026-06-08
    days on market $122,000 Active 4 DOM
12. 2026-06-07
    days on market $122,000 Active 3 DOM
13. 2026-06-05
    pricestatusdays on marketlisting id $122,000 Active 1 DOM
14. 2026-03-18
    price $127,000 560-char remark
15. 2026-03-04
    price $130,000 560-char remark
16. 2026-02-10
    price $135,000 560-char remark
17. 2026-01-21
    price $140,000 560-char remark
18. 2026-01-02
    price $145,000 560-char remark
19. 2025-11-21
    listed $150,000 Active 560-char remark
20. 2012-08-03
    soldstatus
21. 2011-11-08
    soldstatus $56,500
22. 2000-05-11
    soldstatus $43,000

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $671 · $56/mo
• Expected delta: +$88/yr (+$7/mo · 15.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% 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: $18,778
• − Mortgage interest: −$6,834
• − Property taxes: −$583
• − Insurance: −$610
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$3,549
• Taxable income: $4,197
• Est. tax owed @ 24.0%: −$1,007
• After-tax cash flow: $4,956/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

+183.7% since first listed

4 events — show timeline

• 2026-06-04 Listed $122,000 SWLAR
• 2012-08-03 Sold (Public Records) — Public Records
• 2011-11-08 Sold (Public Records) $56,500 Public Records
• 2000-05-11 Sold (Public Records) $43,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $583 · +1.3% YoY. Source: county tax records.