5680 Spanish Mission Ct · Prien, LA 70605

$188,900

3 bd · 2.0 ba · 1,575 sqft · SingleFamily · 70 Days on market

Built 1983 9,147 sqft lot $120/sqft · 13% below area Est $218k · 13% 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 +13.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Tucked away at the end of a quiet cul-de-sac in South Lake Charles, this charming 3-bedroom, 2-bath home offers a functional layout with multiple living spaces and inviting natural light throughout. The spacious living room features rich wood-look flooring, a cozy brick fireplace, and custom built-ins, while large windows and a sliding glass door bring in great light and views of the backyard and covered patio. The kitchen has a fresh, stylish feel with painted cabinetry, updated countertops, stainless dishwasher, and a window over the sink overlooking the yard. Just off the kitchen, the dining area is filled with natural light and connects seamlessly to the main living spaces, making it ideal for everyday living and entertaining. Toward the front of the home, a second living area or flex space provides additional versatility—perfect for a sitting room, office, or playroom. The bedrooms are well-sized, and the primary suite includes its own private bath. Both bathrooms feature clean, simple finishes with updated vanities. Recent updates include flooring installed in January 2023 and a roof replaced in October 2021, offering peace of mind for the next owner. Outside, enjoy a covered back patio, fenced yard, and a storage shed that remains with the property. Washer, dryer, dishwasher, and range/oven will stay, making this home move-in ready. Located in Flood Zone X where flood insurance is typically not required. A solid opportunity in a desirable South Lake Charles location—schedule your showing today.

Key facts

• Brick fireplace
• Natural light
• Custom built-ins

Tags

• MULTIPLE LIVING SPACES
• NATURAL LIGHT
• BRICK FIREPLACE
• CUSTOM BUILT-INS
• PAINTED CABINETRY
• UPDATED COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,566 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.42% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.50%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

• ARV (median comp): $217,583
• List price: $188,900
• Delta: -13.18%
• 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
1094 Spanish Mission Trl	0.06mi	3/2.0	1,524 (-3%)	9mo	$200,000	$131	84
906 Aberdeen Dr	0.28mi	3/2.0	1,600 (+2%)	9mo	$214,000	$134	76
5704 Stonehaven Ln	0.20mi	3/2.0	1,504 (-4%)	15mo	$205,000	$136	70
1077 Spanish Mission Trl	0.05mi	3/2.0	1,750 (+11%)	13mo	$210,000	$120	69
5710 Stonehaven Ln	0.20mi	3/2.0	1,624 (+3%)	20mo	$220,000	$135	69
1011 Aberdeen Dr	0.24mi	3/2.0	1,390 (-12%)	2mo	$191,500	$138	67
1111 Aberdeen Dr	0.24mi	3/2.0	1,362 (-14%)	8mo	$189,900	$139	60
5702 Stonehaven Ln	0.20mi	3/2.0	1,777 (+13%)	13mo	$225,000	$127	59
425 Avalon St	0.72mi	3/2.0	1,465 (-7%)	2mo	$239,000	$163	53
5712 W Dietrich Loop W	0.46mi	2/2.0 (-1)	1,639 (+4%)	20mo	$235,000	$143	50
5797 Berwick Ln	0.29mi	3/2.0	1,381 (-12%)	20mo	$185,000	$134	50
401 Montclair St	0.73mi	4/2.0 (+1)	1,760 (+12%)	4mo	$263,000	$149	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: 18.1%
• Equity multiple: 1.78×
• Total profit: $41,127
• Equity at exit: $28,166

10-year hold

• IRR: 29.8%
• Equity multiple: 4.30×
• Total profit: $174,484
• Equity at exit: $16,333

Cash invested: $52,892 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,686 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$149 /mo · $1,791/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $904

Break-even live

Break-even rent $1,543

Max offer price $188,900

Occupancy floor 61%

Sensitivity live

Price	-10% $1,011	-5% $957	+0% $904	+5% $850	+10% $797
Rent	-10% $691	-5% $798	+0% $904	+5% $1,010	+10% $1,116
Rate	-1.0pp $999	-0.5pp $952	base $904	+0.5pp $855	+1.0pp $805

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: $47,225
• Closing costs: $5,667
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	44d	1	0.50mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	0.80mi
801 Sundale Dr Lake Charles, LA	3.0	1.0	1144	$1,195	$1.04	44d	1	1.28mi

Listing history 21 events

1. 2026-06-19
   statusdays on market $188,900 Active 70 DOM
2. 2026-06-09
   status $188,900 Pending 69 DOM
3. 2026-06-08
   days on market $188,900 Active 69 DOM
4. 2026-06-07
   days on market $188,900 Active 68 DOM
5. 2026-06-05
   days on market $188,900 Active 65 DOM
6. 2026-06-02
   days on market $188,900 Active 63 DOM
7. 2026-06-01
   days on market $188,900 Active 62 DOM
8. 2026-05-31
   days on market $188,900 Active 61 DOM
9. 2026-05-30
   days on market $188,900 Active 60 DOM
10. 2026-05-07
    price $188,900 1538-char remark

    Show marketing remark (1538 chars)

    Tucked away at the end of a quiet cul-de-sac in South Lake Charles, this charming 3-bedroom, 2-bath home offers a functional layout with multiple living spaces and inviting natural light throughout. The spacious living room features rich wood-look flooring, a cozy brick fireplace, and custom built-ins, while large windows and a sliding glass door bring in great light and views of the backyard and covered patio. The kitchen has a fresh, stylish feel with painted cabinetry, updated countertops, stainless dishwasher, and a window over the sink overlooking the yard. Just off the kitchen, the dining area is filled with natural light and connects seamlessly to the main living spaces, making it ideal for everyday living and entertaining. Toward the front of the home, a second living area or flex space provides additional versatility—perfect for a sitting room, office, or playroom. The bedrooms are well-sized, and the primary suite includes its own private bath. Both bathrooms feature clean, simple finishes with updated vanities. Recent updates include flooring installed in January 2023 and a roof replaced in October 2021, offering peace of mind for the next owner. Outside, enjoy a covered back patio, fenced yard, and a storage shed that remains with the property. Washer, dryer, dishwasher, and range/oven will stay, making this home move-in ready. Located in Flood Zone X where flood insurance is typically not required. A solid opportunity in a desirable South Lake Charles location—schedule your showing today.

11. 2026-04-10
    historical $1,700
12. 2026-03-31
    listed $189,900 Active 1538-char remark

    Show marketing remark (1538 chars)

    Tucked away at the end of a quiet cul-de-sac in South Lake Charles, this charming 3-bedroom, 2-bath home offers a functional layout with multiple living spaces and inviting natural light throughout. The spacious living room features rich wood-look flooring, a cozy brick fireplace, and custom built-ins, while large windows and a sliding glass door bring in great light and views of the backyard and covered patio. The kitchen has a fresh, stylish feel with painted cabinetry, updated countertops, stainless dishwasher, and a window over the sink overlooking the yard. Just off the kitchen, the dining area is filled with natural light and connects seamlessly to the main living spaces, making it ideal for everyday living and entertaining. Toward the front of the home, a second living area or flex space provides additional versatility—perfect for a sitting room, office, or playroom. The bedrooms are well-sized, and the primary suite includes its own private bath. Both bathrooms feature clean, simple finishes with updated vanities. Recent updates include flooring installed in January 2023 and a roof replaced in October 2021, offering peace of mind for the next owner. Outside, enjoy a covered back patio, fenced yard, and a storage shed that remains with the property. Washer, dryer, dishwasher, and range/oven will stay, making this home move-in ready. Located in Flood Zone X where flood insurance is typically not required. A solid opportunity in a desirable South Lake Charles location—schedule your showing today.

13. 2026-03-13
    price $1,700
14. 2026-03-01
    price $1,550
15. 2026-01-19
    listed $1,600
16. 2026-01-15
    historical $1,600
17. 2025-11-20
    listed $1,600
18. 2018-06-19
    soldstatus $178,000
19. 2018-06-11
    soldstatus 374-char remark

    Show marketing remark (374 chars)

    Great home on tree shaded lot. Features cathedral ceilings, bay window in kitchen, two living areas, covered patio and bonus room separate from house and not included in living area. In addition to two car garage, there is a covered area for storing the boat or another vehicle. Water and sewer is a community system maintained and operated by Tesi. Approximately $60/month.

20. 2018-04-23
    listed $178,000 374-char remark

    Show marketing remark (374 chars)

    Great home on tree shaded lot. Features cathedral ceilings, bay window in kitchen, two living areas, covered patio and bonus room separate from house and not included in living area. In addition to two car garage, there is a covered area for storing the boat or another vehicle. Water and sewer is a community system maintained and operated by Tesi. Approximately $60/month.

21. 1997-04-28
    soldstatus $92,000

ⓘ 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: $1,791 · $149/mo
• Projected year-2 tax: $1,791 · $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 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: $32,236
• − Mortgage interest: −$10,581
• − Property taxes: −$1,791
• − Insurance: −$944
• − Repairs & maintenance: −$2,579
• − Management: −$2,579
• − Depreciation: −$5,495
• Taxable income: $8,266
• Est. tax owed @ 24.0%: −$1,984
• After-tax cash flow: $8,860/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

+105.3% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $188,900 SWLAR
• 2026-04-10 Rental Removed $1,700 APPFOLIO
• 2026-03-31 Listed $189,900 SWLAR
• 2026-03-13 Price Changed $1,700 APPFOLIO
• 2026-03-01 Price Changed $1,550 APPFOLIO
• 2026-01-19 Listed for Rent $1,600 APPFOLIO
• 2026-01-15 Rental Removed $1,600 APPFOLIO
• 2025-11-20 Listed for Rent $1,600 APPFOLIO
• 2018-06-19 Sold (Public Records) $178,000 Public Records
• 2018-06-11 Sold (MLS) — SWLAR
• 2018-04-23 Listed $178,000 SWLAR
• 1997-04-28 Sold (Public Records) $92,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,791 · +2.2% YoY. Source: county tax records.