3809 Common St · Lake Charles, LA 70607

$175,000

4 bd · 2.0 ba · 1,779 sqft · SingleFamily · 156 Days on market

Built 1950 10,454 sqft lot $98/sqft · at area comps Est $169k · at est.

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +6.0/15.0
• 1% rule +4.8/10.0
• 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 MLS

Recently restored chic cottage nestled near the University features three entrances and a master suite setoff by itself, and the other three bedrooms and a full bath in the front. Perfect for several roommates! Galley kitchen and cozy den are the passageway to the 2nd living room and the 3 other bedrooms. Generous laundry room. Big back yard! Original home is on piers but the addition is on a slab. Home is currently leased for $2,000 per month. All measurements are more or less.

Key facts

• Master suite
• Second living room
• Cozy den

Tags

• THREE ENTRANCES
• MASTER SUITE
• GALLEY KITCHEN
• COZY DEN
• SECOND LIVING ROOM
• GENEROUS LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/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 $172k (1.5% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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); 568 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 34% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask is 7678% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $90k; list at $175k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1950 — 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: 0.98% ✗
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 8.5

CMA / ARV

• ARV (median comp): $169,297
• List price: $175,000
• Delta: 3.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3802 Auburn St	0.06mi	3/2.0 (-1)	1,678 (-6%)	4mo	$169,000	$101	80
3526 Center St	0.24mi	3/1.0 (-1)	1,805 (+2%)	1mo	$75,000	$42	76
3705 Auburn St	0.11mi	3/2.0 (-1)	1,604 (-10%)	8mo	$110,000	$69	67
3905 Hodges St	0.21mi	3/2.0 (-1)	1,582 (-11%)	1mo	$124,900	$79	66
217 W School St W	0.53mi	3/2.0 (-1)	1,781 (+0%)	8mo	$202,000	$113	64
1212 E School St E	0.62mi	3/2.0 (-1)	1,830 (+3%)	3mo	$160,000	$87	59
3705 Harvard St	0.22mi	3/2.0 (-1)	1,520 (-15%)	4mo	$160,500	$106	57
4019 Center St	0.40mi	3/2.0 (-1)	1,978 (+11%)	2mo	$82,000	$41	56
1205 Tulane St	0.58mi	3/2.0 (-1)	1,620 (-9%)	4mo	$148,000	$91	50
3709 Ernest St	0.55mi	3/1.5 (-1)	1,602 (-10%)	3mo	$158,500	$99	48
307 W Sale Rd W	0.73mi	3/1.0 (-1)	1,716 (-4%)	6mo	$155,000	$90	46
4301 Harvard St	0.72mi	4/3.0	2,000 (+12%)	1mo	$285,000	$143	41

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: 1.03×
• Total profit: $1,578
• Equity at exit: $26,093

10-year hold

• IRR: 14.5%
• Equity multiple: 2.42×
• Total profit: $69,410
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$918
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $328

Break-even live

Break-even rent $1,307

Max offer price $175,000

Occupancy floor 76%

Sensitivity live

Price	-10% $427	-5% $378	+0% $328	+5% $279	+10% $229
Rent	-10% $192	-5% $260	+0% $328	+5% $396	+10% $464
Rate	-1.0pp $416	-0.5pp $373	base $328	+0.5pp $283	+1.0pp $237

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	45d	1	0.11mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	45d	1	0.17mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	45d	1	0.48mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	45d	1	0.48mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	22d	1	0.51mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	14d	1	0.83mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	14d	1	0.87mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	14d	1	1.22mi

Listing history 31 events

1. 2026-06-21
   days on market $175,000 Active 156 DOM
2. 2026-06-19
   days on market $175,000 Active 154 DOM
3. 2026-06-18
   days on market $175,000 Active 153 DOM
4. 2026-06-17
   days on market $175,000 Active 152 DOM
5. 2026-06-16
   days on market $175,000 Active 151 DOM
6. 2026-06-15
   days on market $175,000 Active 150 DOM
7. 2026-06-14
   days on market $175,000 Active 148 DOM
8. 2026-06-13
   days on market $175,000 Active 147 DOM
9. 2026-06-10
   days on market $175,000 Active 145 DOM
10. 2026-06-09
    days on market $175,000 Active 144 DOM
11. 2026-06-08
    days on market $175,000 Active 143 DOM
12. 2026-06-07
    days on market $175,000 Active 142 DOM
13. 2026-06-05
    days on market $175,000 Active 139 DOM
14. 2026-06-02
    days on market $175,000 Active 137 DOM
15. 2026-06-01
    days on market $175,000 Active 136 DOM
16. 2026-05-31
    days on market $175,000 Active 135 DOM
17. 2026-05-30
    days on market $175,000 Active 134 DOM
18. 2026-05-16
    listed $2,250
19. 2026-03-31
    price $180,000 483-char remark

    Show marketing remark (483 chars)

    Recently restored chic cottage nestled near the University features three entrances and a master suite setoff by itself, and the other three bedrooms and a full bath in the front. Perfect for several roommates! Galley kitchen and cozy den are the passageway to the 2nd living room and the 3 other bedrooms. Generous laundry room. Big back yard! Original home is on piers but the addition is on a slab. Home is currently leased for $2,000 per month. All measurements are more or less.

20. 2026-01-16
    listed $190,000 Active 483-char remark

    Show marketing remark (483 chars)

    Recently restored chic cottage nestled near the University features three entrances and a master suite setoff by itself, and the other three bedrooms and a full bath in the front. Perfect for several roommates! Galley kitchen and cozy den are the passageway to the 2nd living room and the 3 other bedrooms. Generous laundry room. Big back yard! Original home is on piers but the addition is on a slab. Home is currently leased for $2,000 per month. All measurements are more or less.

21. 2025-03-06
    historical $2,000
22. 2024-09-05
    price $2,000
23. 2024-08-10
    price $2,100
24. 2024-08-06
    listed $2,250
25. 2023-12-08
    soldstatus $90,000
26. 2022-08-18
    soldstatus 38-char remark

    Show marketing remark (38 chars)

    One time listing. Measurements are M/L

27. 2022-08-18
    listed $83,000 38-char remark

    Show marketing remark (38 chars)

    One time listing. Measurements are M/L

28. 2022-08-16
    soldstatus $83,000
29. 2017-11-21
    soldstatus $134,000
30. 2017-11-20
    soldstatus
31. 2017-08-23
    listed $145,000

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$456/yr (+$38/mo · 89.9%)

ⓘ 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) · 10% 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: $20,676
• − Mortgage interest: −$9,803
• − Property taxes: −$507
• − Insurance: −$875
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$5,091
• Taxable income: $1,093
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $3,678/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

-98.4% since first listed

14 events — show timeline

• 2026-05-16 Listed for Rent $2,250 BUILDIUM
• 2026-03-31 Price Changed $180,000 SWLAR
• 2026-01-16 Listed $190,000 SWLAR
• 2025-03-06 Rental Removed $2,000 BUILDIUM
• 2024-09-05 Price Changed $2,000 BUILDIUM
• 2024-08-10 Price Changed $2,100 BUILDIUM
• 2024-08-06 Listed for Rent $2,250 BUILDIUM
• 2023-12-08 Sold (Public Records) $90,000 Public Records
• 2022-08-18 Listed $83,000 SWLAR
• 2022-08-18 Sold (MLS) — SWLAR
• 2022-08-16 Sold (Public Records) $83,000 Public Records
• 2017-11-21 Sold (Public Records) $134,000 Public Records
• 2017-11-20 Sold (MLS) — SWLAR
• 2017-08-23 Listed $145,000 SWLAR

Property tax history

-0.5%/yr

Latest (2025): $507 · +1.3% YoY. Source: county tax records.