1204 Vickie Ln · Lake Charles, LA 70607

$63,500

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 35 Days on market

Built 2006 0.61 ac lot $42/sqft · 61% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor opportunity in Lake Charles! Situated on over half an acre south of town, this 3-bedroom, 2-bath property offers incredible potential with plenty of room to grow. The spacious lot is shaded by large, beautiful trees and provides the perfect setting for expansion—including the possibility of adding a second home for additional rental income. Located just minutes from the airport, this property combines convenience with opportunity. With a little renovation, this home could be brought back to life and shine like new—making it an ideal fix-and-flip or long-term investment. A major bonus is the on-site water well, complete with newer equipment, currently supplying several neighboring properties—adding both value and functionality. Looking to maximize your investment? Be sure to check out the property at 1802 Rose St as well—seller is open to bundling both properties together at an even better price! Don’t miss your chance to capitalize on this versatile property with income-producing opportunity.

Key facts

• Over half an acre
• Spacious lot
• Newer equipment

Tags

• OVER HALF AN ACRE
• SPACIOUS LOT
• LARGE BEAUTIFUL TREES
• MINUTES FROM THE AIRPORT
• ON-SITE WATER WELL
• NEWER EQUIPMENT

Property features AI

Exterior

• Home design: Single-family residence; Single-story
• Exterior features: Corner lot; Zoned residential

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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); 567 active listings in the ZIP; 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 $439 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $15k; list at $64k implies a 323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $61,595 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.24% ✓
• Cap rate: 19.87%
• Cash-on-cash: 48.49%
• DSCR: 3.16
• GRM: 3.7

CMA / ARV

• ARV (median comp): $161,726
• List price: $63,500
• Delta: -60.74%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7170 Vincent Reed Rd	0.23mi	4/2.0 (+1)	1,475 (-2%)	2mo	$169,900	$115	80

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: 51.4%
• Equity multiple: 3.42×
• Total profit: $42,993
• Equity at exit: $9,468

10-year hold

• IRR: 58.7%
• Equity multiple: 8.35×
• Total profit: $130,604
• Equity at exit: $5,490

Cash invested: $17,780 (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: 567
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$333
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $718

Break-even live

Break-even rent $514

Max offer price $63,500

Occupancy floor 45%

Sensitivity live

Price	-10% $754	-5% $736	+0% $718	+5% $700	+10% $682
Rent	-10% $606	-5% $662	+0% $718	+5% $775	+10% $831
Rate	-1.0pp $750	-0.5pp $735	base $718	+0.5pp $702	+1.0pp $685

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $63,500 Active 35 DOM
2. 2026-06-18
   days on market $63,500 Active 34 DOM
3. 2026-06-17
   days on market $63,500 Active 33 DOM
4. 2026-06-16
   days on market $63,500 Active 32 DOM
5. 2026-06-15
   days on market $63,500 Active 31 DOM
6. 2026-06-14
   days on market $63,500 Active 29 DOM
7. 2026-06-13
   days on market $63,500 Active 28 DOM
8. 2026-06-10
   days on market $63,500 Active 26 DOM
9. 2026-06-09
   days on market $63,500 Active 25 DOM
10. 2026-06-08
    days on market $63,500 Active 24 DOM
11. 2026-06-07
    days on market $63,500 Active 23 DOM
12. 2026-06-05
    days on market $63,500 Active 20 DOM
13. 2026-06-02
    days on market $63,500 Active 18 DOM
14. 2026-06-01
    days on market $63,500 Active 17 DOM
15. 2026-05-31
    days on market $63,500 Active 16 DOM
16. 2026-05-30
    days on market $63,500 Active 15 DOM
17. 2026-05-08
    price $63,500 1046-char remark

    Show marketing remark (1046 chars)

    Investor opportunity in Lake Charles! Situated on over half an acre south of town, this 3-bedroom, 2-bath property offers incredible potential with plenty of room to grow. The spacious lot is shaded by large, beautiful trees and provides the perfect setting for expansion—including the possibility of adding a second home for additional rental income. Located just minutes from the airport, this property combines convenience with opportunity. With a little renovation, this home could be brought back to life and shine like new—making it an ideal fix-and-flip or long-term investment. A major bonus is the on-site water well, complete with newer equipment, currently supplying several neighboring properties—adding both value and functionality. Looking to maximize your investment? Be sure to check out the property at 1802 Rose St as well—seller is open to bundling both properties together at an even better price! Don’t miss your chance to capitalize on this versatile property with income-producing opportunity.

18. 2026-05-08
    listed $63,500 Active 747-char remark

    Show marketing remark (1046 chars)

    Investor opportunity in Lake Charles! Situated on over half an acre south of town, this 3-bedroom, 2-bath property offers incredible potential with plenty of room to grow. The spacious lot is shaded by large, beautiful trees and provides the perfect setting for expansion—including the possibility of adding a second home for additional rental income. Located just minutes from the airport, this property combines convenience with opportunity. With a little renovation, this home could be brought back to life and shine like new—making it an ideal fix-and-flip or long-term investment. A major bonus is the on-site water well, complete with newer equipment, currently supplying several neighboring properties—adding both value and functionality. Looking to maximize your investment? Be sure to check out the property at 1802 Rose St as well—seller is open to bundling both properties together at an even better price! Don’t miss your chance to capitalize on this versatile property with income-producing opportunity.

19. 2026-03-24
    listed $72,500 Active 1046-char remark

    Show marketing remark (1046 chars)

    Investor opportunity in Lake Charles! Situated on over half an acre south of town, this 3-bedroom, 2-bath property offers incredible potential with plenty of room to grow. The spacious lot is shaded by large, beautiful trees and provides the perfect setting for expansion—including the possibility of adding a second home for additional rental income. Located just minutes from the airport, this property combines convenience with opportunity. With a little renovation, this home could be brought back to life and shine like new—making it an ideal fix-and-flip or long-term investment. A major bonus is the on-site water well, complete with newer equipment, currently supplying several neighboring properties—adding both value and functionality. Looking to maximize your investment? Be sure to check out the property at 1802 Rose St as well—seller is open to bundling both properties together at an even better price! Don’t miss your chance to capitalize on this versatile property with income-producing opportunity.

20. 2001-08-02
    soldstatus $15,000

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $560 · $47/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 5/10 Major FEMA zone X (unshaded) · 45% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $17,082
• − Mortgage interest: −$3,557
• − Property taxes: −$560
• − Insurance: −$318
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$1,847
• Taxable income: $8,067
• Est. tax owed @ 24.0%: −$1,936
• After-tax cash flow: $6,685/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

• 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

+323.3% since first listed

8 events — show timeline

• 2026-05-26 Relisted — GFPAR
• 2026-05-26 Relisted — SWLAR
• 2026-05-19 Delisted — GFPAR
• 2026-05-19 Pending — SWLAR
• 2026-05-08 Price Changed $63,500 SWLAR
• 2026-05-08 Listed $63,500 GFPAR
• 2026-03-24 Listed $72,500 SWLAR
• 2001-08-02 Sold (Public Records) $15,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $560 · +1.3% YoY. Source: county tax records.