2409 N Flounder Dr N · Prien, LA 70605

$123,000

3 bd · 3.0 ba · 1,561 sqft · SingleFamily · 190 Days on market

Built 1972 0.26 ac lot $79/sqft · 51% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this potential first time buyer special, or investment property. Offering 3 bedrooms and 3 full baths with 2 on-suites. The living and kitchen area are an open concept offering plenty of room for furniture. Was previously rented for $1,300 per month. New roof in 2021, and some updated and painting have been done, but it is ready for your special touch.

Key facts

• Open concept
• Updated painting
• New roof

Tags

• OPEN CONCEPT
• NEW ROOF
• UPDATED PAINTING

🏷️ Possibly a rental listed for sale. The $123,000 price doesn't fit this home's estimated sale value (~$252,195) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 4.7% in Prien — 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 64/100 on livability (#174 in LA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• 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 (+15.1%/yr); 456 active listings in the ZIP; 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 $850 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.37% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.14%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (median comp): $252,195
• List price: $123,000
• Delta: -51.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2524 Dolphin Dr Dr	0.29mi	3/2.0	1,656 (+6%)	1mo	$42,500	$26	71
2504 Bonito Dr	0.28mi	3/2.0	1,480 (-5%)	6mo	$120,000	$81	70
6818 Sun Meadow Ln	0.67mi	3/2.0	1,642 (+5%)	4mo	$212,500	$129	53
7019 Burgundy Dr	0.60mi	2/4.0 (-1)	1,453 (-7%)	1mo	$250,000	$172	51
6811 Sun Meadow Ln	0.72mi	3/2.0	1,500 (-4%)	12mo	$200,000	$133	46
7504 Nelson Rd	0.74mi	3/2.0	1,464 (-6%)	24mo	$145,000	$99	32

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,137
• Equity at exit: $18,340

10-year hold

• IRR: 14.7%
• Equity multiple: 2.54×
• Total profit: $52,973
• Equity at exit: $10,635

Cash invested: $34,440 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,689 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$51
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $151

Break-even live

Break-even rent $1,497

Max offer price $123,000

Occupancy floor 86%

Sensitivity live

Price	-10% $221	-5% $186	+0% $151	+5% $117	+10% $82
Rent	-10% $18	-5% $85	+0% $151	+5% $218	+10% $285
Rate	-1.0pp $213	-0.5pp $183	base $151	+0.5pp $119	+1.0pp $87

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $123,000 Active 190 DOM
2. 2026-06-18
   days on market $123,000 Active 189 DOM
3. 2026-06-17
   days on market $123,000 Active 188 DOM
4. 2026-06-16
   days on market $123,000 Active 187 DOM
5. 2026-06-15
   days on market $123,000 Active 186 DOM
6. 2026-06-14
   days on market $123,000 Active 184 DOM
7. 2026-06-13
   days on market $123,000 Active 183 DOM
8. 2026-06-10
   days on market $123,000 Active 181 DOM
9. 2026-06-09
   days on market $123,000 Active 180 DOM
10. 2026-06-08
    days on market $123,000 Active 179 DOM
11. 2026-06-07
    days on market $123,000 Active 178 DOM
12. 2026-06-05
    days on market $123,000 Active 175 DOM
13. 2026-06-02
    days on market $123,000 Active 173 DOM
14. 2026-06-01
    days on market $123,000 Active 172 DOM
15. 2026-05-31
    days on market $123,000 Active 171 DOM
16. 2026-05-30
    days on market $123,000 Active 170 DOM
17. 2025-12-11
    listed $123,000 Active 364-char remark

    Show marketing remark (364 chars)

    Check out this potential first time buyer special, or investment property. Offering 3 bedrooms and 3 full baths with 2 on-suites. The living and kitchen area are an open concept offering plenty of room for furniture. Was previously rented for $1,300 per month. New roof in 2021, and some updated and painting have been done, but it is ready for your special touch.

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $718 · $60/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $20,263
• − Mortgage interest: −$6,890
• − Property taxes: −$718
• − Insurance: −$5,734
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$3,578
• Taxable income: $102
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $1,792/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 — Prien

• Score: 64/100
• State rank: #174
• US rank: #14370

Category grades

Amenities F Commute F Cost of living C+ Crime A Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Calcasieu Parish · 170,889 people
• 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

1 event — show timeline

• 2025-12-11 Listed $123,000 SWLAR

Property tax history

+1.3%/yr

Latest (2025): $718 · +2.2% YoY. Source: county tax records.