4530 Summerdale St St · Lake Charles, LA 70605

$149,900

2 bd · 1.0 ba · 1,027 sqft · SingleFamily · 82 Days on market

Built 1983 3,049 sqft lot $146/sqft · 18% above area Est $127k · 18% over $86/mo HOA · 6% of rent

---

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 +18.4/30.0
• DSCR +5.8/10.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable low maintenance townhome tucked in a quiet tree shaded neighborhood in South Lake Charles! Enjoy easy living in this charming home perfectly situated near restaurants, shopping, medical facilities, salons, spas and health clubs. Step into a spacious open-concept living area with soaring ceilings and abundant natural light. A stunning exposed brick accent wall and rich wood beam add warmth and character, while the durable flooring offers both style and easy upkeep. The open pass-through kitchen, complete with pantry, creates the perfect flow for entertaining and the elevated transom windows bring in beautiful natural light without sacrificing privacy. Large bedrooms, storage inside and out, fully fenced yard, does not require flood insurance, alley loaded garage and even the perfect patio area for morning coffee are just some of the things you will love about this affordable home. But the best perk is that the HOA covers yard maintenance! Call to schedule your private showing.

Key facts

• Pass through kitchen
• Fully fenced yard
• Wood beam

Tags

• OPEN CONCEPT LIVING AREA
• EXPOSED BRICK ACCENT WALL
• WOOD BEAM
• PASS THROUGH KITCHEN
• ELEVATED TRANSOM WINDOWS
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/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 $143k (4.7% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: A. A. Nelson Elementary School (math 36% / reading 52%, grade F, #191 of 646 statewide, top 30%, 741 students, 55% FRL); F. K. White Middle School (math 26% / reading 39%, grade F, #104 of 218 statewide, top 48%, 661 students, 67% 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 54% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 464 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $4k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (median comp): $126,602
• List price: $149,900
• Delta: 18.40%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4540 Summerdale St	0.03mi	2/1.0	1,002 (-2%)	10mo	$162,500	$162	86
1020 W Mcneese St Apt 10	0.56mi	2/1.5	1,000 (-3%)	23mo	$79,000	$79	49

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: -4.8%
• Equity multiple: 0.81×
• Total profit: $-7,824
• Equity at exit: $22,351

10-year hold

• IRR: 9.9%
• Equity multiple: 1.93×
• Total profit: $39,001
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$786
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$62
• HOA: −$86
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $140

Break-even live

Break-even rent $1,251

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $225	-5% $183	+0% $140	+5% $98	+10% $55
Rent	-10% $27	-5% $84	+0% $140	+5% $197	+10% $253
Rate	-1.0pp $216	-0.5pp $178	base $140	+0.5pp $101	+1.0pp $62

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 Mignonette Ln Unit 13-C Lake Charles, LA	2.0	1.5	1275	$1,095	$0.86	45d	1	0.41mi
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,618	$1.57	15d	24	0.42mi
4021 Nelson Rd Lake Charles, LA	3.0	2.0	1362	$1,600	$1.17	45d	1	0.74mi
4015 Nelson Rd Lake Charles, LA	3.0	1.0	1300	$1,200	$0.92	45d	1	0.76mi
3535 Knight Ln Unit 14 Lake Charles, LA	3.0	2.5	1450	$2,150	$1.48	15d	1	1.28mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	15d	1	1.34mi
2845 Country Club Rd Lake Charles, LA	1.0–2.0	1.0–2.0	900	$1,889	$2.10	15d	8	1.45mi

HOA detail

• Monthly dues: $86 · $1,032/yr

Listing history 21 events

1. 2026-06-21
   days on market $149,900 Active 82 DOM
2. 2026-06-19
   days on market $149,900 Active 80 DOM
3. 2026-06-18
   days on market $149,900 Active 79 DOM
4. 2026-06-17
   days on market $149,900 Active 78 DOM
5. 2026-06-16
   days on market $149,900 Active 77 DOM
6. 2026-06-15
   days on market $149,900 Active 76 DOM
7. 2026-06-14
   days on market $149,900 Active 74 DOM
8. 2026-06-13
   days on market $149,900 Active 73 DOM
9. 2026-06-10
   days on market $149,900 Active 71 DOM
10. 2026-06-09
    days on market $149,900 Active 70 DOM
11. 2026-06-08
    days on market $149,900 Active 69 DOM
12. 2026-06-07
    days on market $149,900 Active 68 DOM
13. 2026-06-05
    days on market $149,900 Active 65 DOM
14. 2026-06-02
    days on market $149,900 Active 63 DOM
15. 2026-06-01
    days on market $149,900 Active 62 DOM
16. 2026-05-31
    days on market $149,900 Active 61 DOM
17. 2026-05-30
    days on market $149,900 Active 60 DOM
18. 2026-05-12
    price $149,900 999-char remark

    Show marketing remark (999 chars)

    Adorable low maintenance townhome tucked in a quiet tree shaded neighborhood in South Lake Charles! Enjoy easy living in this charming home perfectly situated near restaurants, shopping, medical facilities, salons, spas and health clubs. Step into a spacious open-concept living area with soaring ceilings and abundant natural light. A stunning exposed brick accent wall and rich wood beam add warmth and character, while the durable flooring offers both style and easy upkeep. The open pass-through kitchen, complete with pantry, creates the perfect flow for entertaining and the elevated transom windows bring in beautiful natural light without sacrificing privacy. Large bedrooms, storage inside and out, fully fenced yard, does not require flood insurance, alley loaded garage and even the perfect patio area for morning coffee are just some of the things you will love about this affordable home. But the best perk is that the HOA covers yard maintenance! Call to schedule your private showing.

19. 2026-03-31
    listed $159,900 Active 999-char remark

    Show marketing remark (999 chars)

    Adorable low maintenance townhome tucked in a quiet tree shaded neighborhood in South Lake Charles! Enjoy easy living in this charming home perfectly situated near restaurants, shopping, medical facilities, salons, spas and health clubs. Step into a spacious open-concept living area with soaring ceilings and abundant natural light. A stunning exposed brick accent wall and rich wood beam add warmth and character, while the durable flooring offers both style and easy upkeep. The open pass-through kitchen, complete with pantry, creates the perfect flow for entertaining and the elevated transom windows bring in beautiful natural light without sacrificing privacy. Large bedrooms, storage inside and out, fully fenced yard, does not require flood insurance, alley loaded garage and even the perfect patio area for morning coffee are just some of the things you will love about this affordable home. But the best perk is that the HOA covers yard maintenance! Call to schedule your private showing.

20. 2016-04-25
    soldstatus $105,000
21. 2005-05-06
    soldstatus $79,500

ⓘ 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: $642 · $54/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$182/yr (+$15/mo · 28.3%)

ⓘ 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) · 9% 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: $17,138
• − Mortgage interest: −$8,397
• − Property taxes: −$642
• − Insurance: −$750
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − HOA: −$1,032
• − Depreciation: −$4,361
• Taxable loss: −$786
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $1,870/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

+88.6% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $149,900 SWLAR
• 2026-03-31 Listed $159,900 SWLAR
• 2016-04-25 Sold (Public Records) $105,000 Public Records
• 2005-05-06 Sold (Public Records) $79,500 Public Records

Property tax history

-0.0%/yr

Latest (2025): $642 · +2.4% YoY. Source: county tax records.