4410 Dean St St · Lake Charles, LA 70605

$172,500

3 bd · 2.0 ba · 1,931 sqft · SingleFamily · 63 Days on market

Built 1962 9,148 sqft lot Est $234k · 26% under

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Rent growth +5.0/5.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located just minutes from McNeese State University in the sought-after 70605 zip code, this inviting home blends modern updates with classic character. Offering three bedrooms, two bathrooms, and a flexible bonus room ideal for a fourth bedroom, playroom, or cozy den, the space adapts easily to your needs. There is also a sitting room attached to the master suite that could also be used as an office. Quartz countertops add a fresh, updated touch, while original hardwood floors bring warmth and timeless appeal. Step outside to a spacious mostly fenced backyard featuring a large patio — perfect for entertaining or enjoying quiet evenings outdoors. Convenient location, functional layout,

Key facts

• Quartz countertops
• Charming details
• Large patio

Tags

• FLEXIBLE BONUS ROOM
• QUARTZ COUNTERTOPS
• ORIGINAL HARDWOOD FLOORS
• LARGE PATIO
• FUNCTIONAL LAYOUT
• CHARMING DETAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/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 $163k (5.5% below list).
• Recommended offer: $162k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+15.1%/yr); 456 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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).

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 $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($162k) 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 0.94% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $233,651
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4410 Dean St St	0.00mi	3/2.0	1,931 (0%)	1mo	$172,500	$89	99
4307 Oaklawn St	0.26mi	3/2.0	1,926 (-0%)	1mo	$157,900	$82	86
1411 Jefferson Dr	0.45mi	3/2.0	1,908 (-1%)	1mo	$235,000	$123	76
1407 Jefferson Dr	0.44mi	3/2.0	1,946 (+1%)	4mo	$260,000	$134	75
4315 Oaklawn	0.24mi	4/3.0 (+1)	1,972 (+2%)	2mo	$239,000	$121	75
4402 Pleasant Dr	0.13mi	3/2.0	1,672 (-13%)	2mo	$244,000	$146	70
4304 Sarver St	0.19mi	4/3.0 (+1)	2,142 (+11%)	4mo	$223,400	$104	61
524 Contour St	0.42mi	3/2.0	1,746 (-10%)	6mo	$185,000	$106	59
809 Garden Ln	0.60mi	3/2.0	1,800 (-7%)	4mo	$205,000	$114	58
307 W Sale Rd W	0.43mi	3/1.0	1,716 (-11%)	6mo	$155,000	$90	52
400 W Claude St St W	0.69mi	3/2.0	2,095 (+8%)	3mo	$267,000	$127	51
1441 Wedgewood St	0.54mi	3/2.0	2,183 (+13%)	4mo	$288,000	$132	50

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-5,402
• Equity at exit: $25,720

10-year hold

• IRR: 11.4%
• Equity multiple: 2.08×
• Total profit: $52,291
• Equity at exit: $14,915

Cash invested: $48,300 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$905
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $220

Break-even live

Break-even rent $1,351

Max offer price $172,500

Occupancy floor 82%

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	20d	1	0.87mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	0.92mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	43d	1	0.96mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	43d	1	0.98mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	43d	1	1.17mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	1.24mi
1711 Mignonette Ln Unit 13-C Lake Charles, LA	2.0	1.5	1275	$1,095	$0.86	43d	1	1.28mi
4021 Nelson Rd Lake Charles, LA	3.0	2.0	1362	$1,600	$1.17	43d	1	1.41mi
4015 Nelson Rd Lake Charles, LA	3.0	1.0	1300	$1,200	$0.92	43d	1	1.42mi

Listing history 2 events

1. 2026-04-20
   status Pending
2. 2026-02-16
   listed $172,500 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: $1,092 · $91/mo
• Projected year-2 tax: $1,092 · $91/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 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 17 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: $19,552
• − Mortgage interest: −$9,663
• − Property taxes: −$1,092
• − Insurance: −$862
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$5,018
• Taxable loss: −$212
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $2,687/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): 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

2 events — show timeline

• 2026-04-20 Pending — SWLAR
• 2026-02-16 Listed $172,500 SWLAR

Property tax history

+7.0%/yr

Latest (2025): $1,092 · +2.4% YoY. Source: county tax records.