5017 S Prien Lake Rd S #3 · Lake Charles, LA 70605

$178,000

2 bd · 1.5 ba · 1,256 sqft · Townhouse · 99 Days on market

Built 2014 Fair condition 2,613 sqft lot $142/sqft · 19% above area Est $150k · 19% over $15/mo HOA · 1% of rent

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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).

• Cash flow +17.1/30.0
• DSCR +5.3/10.0
• Rent growth +5.0/5.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Positioned at the front of the desirable Maison de Ville subdivision in South Lake Charles, this well-situated townhouse offers added privacy and open road views rather than facing another unit. One of its standout features is the generously sized front yard, providing extra green space and attractive curb appeal that’s uncommon in many townhouse communities. Step inside to a spacious open-concept living and kitchen area designed for both everyday comfort and effortless entertaining. The layout creates a seamless flow between the main living spaces, while abundant natural light enhances the warm and inviting atmosphere. The kitchen offers ample cabinetry and workspace, keeping everything within easy reach. A convenient half bath is located on the main floor, ideal for guests. Upstairs, you’ll find two well-proportioned bedrooms and a full bathroom, offering a functional layout that maximizes space and privacy. Whether used as comfortable sleeping quarters, a home office, or guest space, the upper level provides flexibility to fit your needs. Enjoy covered rear parking and additional storage space, adding practicality and convenience to daily living. Located just minutes from shopping, dining, and with quick access to Interstate 210, this home combines convenience, comfort, and ease of ownership. There is a HOA fee. Don’t miss your opportunity to own this thoughtfully located and well-maintained property—schedule your private showing today. All measurements are more or less (M/L).

Key facts

• Ample cabinetry
• Open-concept living
• Covered rear parking

Tags

• OPEN-CONCEPT LIVING
• AMPLE CABINETRY
• COVERED REAR PARKING
• ADDITIONAL STORAGE SPACE
• QUICK ACCESS TO INTERSTATE 210

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $178k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $123 ($1k/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 $173k (2.7% below list).
• Recommended offer: $162k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.2% 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.
• Zoned schools: St. John Elementary School (math 35% / reading 53%, grade F, #191 of 646 statewide, top 30%, 654 students, 64% 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 schools at 51% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 464 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (5%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.97% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

• ARV (median comp): $150,008
• List price: $178,000
• Delta: 18.66%
• Verdict: OVERPRICED
• Comps: 11 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5017 S Prien Lake Rd S Unit 37S	0.00mi	2/1.5	1,256 (0%)	11mo	$170,500	$136	91

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: -6.1%
• Equity multiple: 0.76×
• Total profit: $-11,787
• Equity at exit: $26,540

10-year hold

• IRR: 8.9%
• Equity multiple: 1.84×
• Total profit: $41,677
• Equity at exit: $15,390

Cash invested: $49,840 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$933
• Tax est. 1.5%: −$222 /mo · $2,670/yr
• Insurance: −$74
• HOA: −$15
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $123

Break-even live

Break-even rent $1,576

Max offer price $178,000

Occupancy floor 88%

Sensitivity live

Price	-10% $247	-5% $185	+0% $123	+5% $62	+10% $0
Rent	-10% $-13	-5% $55	+0% $123	+5% $192	+10% $260
Rate	-1.0pp $213	-0.5pp $169	base $123	+0.5pp $77	+1.0pp $30

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5017 S Prien Lake Rd #31 Lake Charles, LA	2.0	1.5	1258	$1,395	$1.11	23d	1	0.01mi
3291 Copper Ridge Dr Lake Charles, LA	3.0	2.0	1750	$2,750	$1.57	15d	1	0.24mi
3418 Eliza Rd Unit A Lake Charles, LA	3.0	2.0	1534	$2,150	$1.40	15d	1	0.37mi
2845 Country Club Rd Lake Charles, LA	1.0–2.0	1.0–2.0	900	$1,889	$2.10	15d	8	0.40mi
4607 W Prien Lake Rd Lake Charles, LA	3.0	2.0	1530	$3,500	$2.29	45d	1	0.49mi
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,618	$1.57	15d	24	1.44mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 10 events

1. 2026-06-07
   statusdays on market $178,000 Pending 99 DOM
2. 2026-06-05
   statusdays on market $178,000 Active Under Contract 98 DOM
3. 2026-06-02
   days on market $178,000 Active 96 DOM
4. 2026-06-01
   days on market $178,000 Active 95 DOM
5. 2026-05-31
   days on market $178,000 Active 94 DOM
6. 2026-05-30
   days on market $178,000 Active 93 DOM
7. 2026-04-30
   price $178,000 1528-char remark

   Show marketing remark (1528 chars)

   Positioned at the front of the desirable Maison de Ville subdivision in South Lake Charles, this well-situated townhouse offers added privacy and open road views rather than facing another unit. One of its standout features is the generously sized front yard, providing extra green space and attractive curb appeal that’s uncommon in many townhouse communities. Step inside to a spacious open-concept living and kitchen area designed for both everyday comfort and effortless entertaining. The layout creates a seamless flow between the main living spaces, while abundant natural light enhances the warm and inviting atmosphere. The kitchen offers ample cabinetry and workspace, keeping everything within easy reach. A convenient half bath is located on the main floor, ideal for guests. Upstairs, you’ll find two well-proportioned bedrooms and a full bathroom, offering a functional layout that maximizes space and privacy. Whether used as comfortable sleeping quarters, a home office, or guest space, the upper level provides flexibility to fit your needs. Enjoy covered rear parking and additional storage space, adding practicality and convenience to daily living. Located just minutes from shopping, dining, and with quick access to Interstate 210, this home combines convenience, comfort, and ease of ownership. There is a HOA fee. Don’t miss your opportunity to own this thoughtfully located and well-maintained property—schedule your private showing today. All measurements are more or less (M/L).

8. 2026-02-26
   listed $188,000 Active 1528-char remark

   Show marketing remark (1528 chars)

   Positioned at the front of the desirable Maison de Ville subdivision in South Lake Charles, this well-situated townhouse offers added privacy and open road views rather than facing another unit. One of its standout features is the generously sized front yard, providing extra green space and attractive curb appeal that’s uncommon in many townhouse communities. Step inside to a spacious open-concept living and kitchen area designed for both everyday comfort and effortless entertaining. The layout creates a seamless flow between the main living spaces, while abundant natural light enhances the warm and inviting atmosphere. The kitchen offers ample cabinetry and workspace, keeping everything within easy reach. A convenient half bath is located on the main floor, ideal for guests. Upstairs, you’ll find two well-proportioned bedrooms and a full bathroom, offering a functional layout that maximizes space and privacy. Whether used as comfortable sleeping quarters, a home office, or guest space, the upper level provides flexibility to fit your needs. Enjoy covered rear parking and additional storage space, adding practicality and convenience to daily living. Located just minutes from shopping, dining, and with quick access to Interstate 210, this home combines convenience, comfort, and ease of ownership. There is a HOA fee. Don’t miss your opportunity to own this thoughtfully located and well-maintained property—schedule your private showing today. All measurements are more or less (M/L).

9. 2020-02-14
   soldstatus 224-char remark

   Show marketing remark (224 chars)

   Move right in! Granite counters. Stainless steel appliances STAY. Storage Shed STAYS. Upgraded wood flooring in upstairs. Poured slab on Side of home (not available on most any other homes in this subdivision). Flood Zone X!

10. 2019-12-18
    listed $162,500 224-char remark

    Show marketing remark (224 chars)

    Move right in! Granite counters. Stainless steel appliances STAY. Storage Shed STAYS. Upgraded wood flooring in upstairs. Poured slab on Side of home (not available on most any other homes in this subdivision). Flood Zone X!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $20,789
• − Mortgage interest: −$9,971
• − Property taxes: −$2,670
• − Insurance: −$890
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − HOA: −$180
• − Depreciation: −$5,178
• Taxable loss: −$1,426
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $1,824/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

The property requires significant exterior and landscaping improvements to enhance its curb appeal and value. Interior updates and HVAC maintenance would further increase its resale and rental potential.

Repairs flagged

• Major Landscaping — The overgrown landscaping significantly detracts from the property's curb appeal.
• Moderate Exterior Painting — The siding appears weathered and in need of repainting.
• Major Landscaping Maintenance — The landscaping is overgrown and requires trimming and maintenance to improve curb appeal.

Value-add opportunities

• Both Landscaping and exterior painting — Improving the landscaping and repainting the exterior will enhance both the resale and rental value.
• Resale Interior updates — Updating the interior will make the property more appealing to potential buyers.
• Rental HVAC maintenance — Ensuring the HVAC system is in good condition will attract tenants and maintain a comfortable living environment.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The overgrown landscaping significantly detracts from the property's curb appeal.	Major	$15,000–50,000
Exterior Painting · The siding appears weathered and in need of repainting.	Moderate	$3,000–15,000
Landscaping Maintenance · The landscaping is overgrown and requires trimming and maintenance to improve curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both Landscaping and exterior painting — Improving the landscaping and repainting the exterior will enhance both the resale and rental value. ↑
• Resale Interior updates — Updating the interior will make the property more appealing to potential buyers. ↑
• Rental HVAC maintenance — Ensuring the HVAC system is in good condition will attract tenants and maintain a comfortable living environment. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+9.5% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $178,000 SWLAR
• 2026-02-26 Listed $188,000 SWLAR
• 2020-02-14 Sold (MLS) — SWLAR
• 2019-12-18 Listed $162,500 SWLAR