225 Eddy St · Lake Charles, LA 70601

$109,900

4 bd · 2.0 ba · 1,285 sqft · SingleFamily · 30 Days on market

Built 1960 0.39 ac lot Est $130k · 15% 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 +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special! This duplex is located in the heart of Lake Charles close to everything! Each unit has 2 bedrooms and 1 bath, and they are 645 square feet each. Located on a double lot, you have the potential to build an additional duplex on the property. Call today for your private showing!

Key facts

• Double lot
• Potential to build
• Duplex

Tags

• DUPLEX
• DOUBLE LOT
• POTENTIAL TO BUILD

Property features AI

Finance

• Other: Directions: From I-210, go north on Ryan, west on Eddy; house will be on the left

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Duplex; Single-story
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 121 x 140 (0.389 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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.
• Zoned schools: Barbe Elementary School (math 12% / reading 32%, grade F, #415 of 646 statewide, top 67%, 164 students, 84% FRL); Oak Park Middle School (math 10% / reading 22%, grade F, #180 of 218 statewide, top 83%, 385 students, 83% 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 average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.2%/yr); 365 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 42% of the median local income ($50k/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 $760 of loan paydown is wiped out by about $3k 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 + 6.2% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

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 $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.61% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.62%
• DSCR: 2.27
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $129,785
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 W Hale St W	0.04mi	3/1.0 (-1)	1,192 (-7%)	8mo	$120,000	$101	71
2404 Stanton St	0.46mi	3/1.0 (-1)	1,296 (+1%)	4mo	$89,900	$69	65
2300 Ernest St	0.54mi	3/— (-1)	1,285 (0%)	9mo	$105,000	$82	62
2614 Dietz St	0.29mi	3/1.0 (-1)	1,237 (-4%)	14mo	$65,000	$53	60
143 Lucille St	0.18mi	3/2.0 (-1)	1,462 (+14%)	11mo	$229,000	$157	54
501 Julius St	0.69mi	3/1.0 (-1)	1,246 (-3%)	15mo	$123,000	$99	41
707 Fall St	0.68mi	3/1.5 (-1)	1,192 (-7%)	10mo	$52,000	$44	40
606 Alamo St	0.52mi	3/2.0 (-1)	1,450 (+13%)	11mo	$154,000	$106	40
3101 Center St	0.63mi	3/1.0 (-1)	1,180 (-8%)	10mo	$119,000	$101	40
2109 Creole St	0.72mi	3/— (-1)	1,425 (+11%)	9mo	$173,900	$122	36
409 Louie St	0.56mi	3/2.0 (-1)	1,153 (-10%)	21mo	$147,500	$128	34
423 Blackman St	0.74mi	3/1.5 (-1)	1,145 (-11%)	11mo	$165,750	$145	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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.13×
• Total profit: $34,735
• Equity at exit: $16,386

10-year hold

• IRR: 35.6%
• Equity multiple: 4.76×
• Total profit: $115,851
• Equity at exit: $9,502

Cash invested: $30,772 (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 70601

• Rents YoY: 6.2%
• Active inventory: 365
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$576
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $734

Break-even live

Break-even rent $837

Max offer price $109,900

Occupancy floor 53%

Sensitivity live

Price	-10% $796	-5% $765	+0% $734	+5% $703	+10% $672
Rent	-10% $594	-5% $664	+0% $734	+5% $804	+10% $873
Rate	-1.0pp $789	-0.5pp $762	base $734	+0.5pp $705	+1.0pp $676

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	16d	1	0.21mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	23d	1	0.72mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	46d	1	0.89mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	46d	1	0.91mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	46d	1	0.95mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	16d	1	0.98mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	46d	1	0.99mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	46d	1	1.02mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	46d	1	1.05mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	46d	1	1.09mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	23d	1	1.11mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	16d	1	1.46mi

Listing history 19 events

1. 2026-06-23
   days on market $109,900 Active 30 DOM
2. 2026-06-21
   days on market $109,900 Active 29 DOM
3. 2026-06-19
   days on market $109,900 Active 27 DOM
4. 2026-06-18
   days on market $109,900 Active 26 DOM
5. 2026-06-17
   days on market $109,900 Active 25 DOM
6. 2026-06-16
   days on market $109,900 Active 24 DOM
7. 2026-06-15
   days on market $109,900 Active 23 DOM
8. 2026-06-14
   days on market $109,900 Active 21 DOM
9. 2026-06-13
   days on market $109,900 Active 20 DOM
10. 2026-06-10
    days on market $109,900 Active 18 DOM
11. 2026-06-09
    days on market $109,900 Active 17 DOM
12. 2026-06-08
    days on market $109,900 Active 16 DOM
13. 2026-06-07
    days on market $109,900 Active 15 DOM
14. 2026-06-05
    pricedays on market $109,900 Active 12 DOM
15. 2026-06-02
    days on market $115,000 Active 10 DOM
16. 2026-06-01
    days on market $115,000 Active 9 DOM
17. 2026-05-31
    days on market $115,000 Active 8 DOM
18. 2026-05-30
    days on market $115,000 Active 7 DOM
19. 2026-05-24
    listed $115,000 Active

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $604 · $50/mo
• Expected delta: +$131/yr (+$11/mo · 27.7%)

ⓘ 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 (shaded) · 69% 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: $21,198
• − Mortgage interest: −$6,156
• − Property taxes: −$473
• − Insurance: −$550
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$3,197
• Taxable income: $7,430
• Est. tax owed @ 24.0%: −$1,783
• After-tax cash flow: $7,024/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): 30,872
• Household income: $49,992
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1304.0

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 0.55)
• Race & ethnicity: Black 59% White 31% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Lithuanian 7% Iranian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -109.32%
• Current HPI: 55.6127
• Rent YoY: ▲ 6.18%
• 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

• 2026-05-24 Listed $115,000 SWLAR

Property tax history

+0.5%/yr

Latest (2025): $473 · +2.4% YoY. Source: county tax records.