339 Heather St · Lake Charles, LA 70605

$135,000

3 bd · 2.0 ba · 1,310 sqft · SingleFamily · 269 Days on market

Built 1979 8,712 sqft lot Est $170k · 21% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.2/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors, take a look at this! This Lake Charles home offers three cozy bedrooms and two bathrooms. Nestled under the shade of a beautiful oak tree in the front yard, this home exudes great curb appeal. This home is ideally situated close to shopping, dining, and the post office, adding convenience to its many features. The recently updated kitchen is equipped with a range/oven and dishwasher, attractive granite countertops, and cabinetry that blends functionality with warmth, making it a great space for cooking and an adjacent breakfast area for gatherings. There is also the added convenience of an indoor laundry room located near the back door. The home sits on a spacious lot, featuring

Key facts

• Large backyard
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• INDOOR LAUNDRY ROOM
• LARGE BACKYARD

Property features AI

Finance

• HOA & community: No common interest (no HOA); Community features include curbs

Exterior

• Parking: 3 total parking spaces; 1 covered carport space; 2 open parking spaces; Carport
• Utilities: Public water; Public sewer; Electricity connected; Water service connected
• Home design: Single-family residence; House, single-story; North-facing
• Construction: Brick construction; Shingle roof; Slab foundation; Built as a residential single-family home
• Exterior features: Patio; Fenced yard with privacy and wrought-iron fencing; Back yard and front yard (city lot); Rectangular lot; Paved access via county road; Shed/storage; Has a view

Interior

• Kitchen: Dishwasher; Oven; Range; Water heater
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Interior features: Granite counters; No fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-75 ($-899/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (9.8% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 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); 456 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $933 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.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $118,800 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.12% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.16%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $170,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
741 Morningside Dr	0.07mi	2/2.0 (-1)	1,340 (+2%)	6mo	$144,000	$107	82
825 Central Pkwy	0.26mi	3/2.0	1,389 (+6%)	7mo	$180,000	$130	72
4720 Sale Ln	0.40mi	3/2.0	1,285 (-2%)	15mo	$157,500	$123	66
238 Overhill St	0.31mi	3/2.0	1,420 (+8%)	7mo	$165,000	$116	66
717 University Dr Dr	0.39mi	3/2.0	1,423 (+9%)	2mo	$185,000	$130	65
115 Mallard St	0.20mi	3/2.0	1,447 (+10%)	10mo	$234,000	$162	65
144 Mallard St	0.12mi	3/2.0	1,490 (+14%)	11mo	$195,000	$131	63
829 Bluebonnet St	0.45mi	3/1.5	1,230 (-6%)	8mo	$195,000	$159	60
203 Heather St	0.21mi	2/2.0 (-1)	1,490 (+14%)	4mo	$210,000	$141	59
425 Avalon St	0.43mi	3/2.0	1,465 (+12%)	2mo	$239,000	$163	59
4539 Sale Ln	0.64mi	3/2.0	1,425 (+9%)	1mo	$167,500	$118	55
120 Greenway St	0.71mi	3/2.0	1,470 (+12%)	14mo	$168,500	$115	34

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: -12.7%
• Equity multiple: 0.51×
• Total profit: $-18,411
• Equity at exit: $20,129

10-year hold

• IRR: 4.3%
• Equity multiple: 1.40×
• Total profit: $15,207
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$708
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-75

Break-even live

Break-even rent $1,610

Max offer price $121,759

Occupancy floor 100%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	0.30mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	21d	1	1.08mi
5014 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	13d	1	1.16mi
5018 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	43d	1	1.17mi
801 Sundale Dr Lake Charles, LA	3.0	1.0	1144	$1,195	$1.04	43d	1	1.25mi
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,875	$1.82	13d	24	1.40mi
1711 Mignonette Ln Unit 13-C Lake Charles, LA	2.0	1.5	1275	$1,095	$0.86	43d	1	1.47mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	13d	1	1.48mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	13d	1	1.48mi

Listing history 5 events

1. 2026-05-02
   status Pending
2. 2026-03-23
   price $135,000
3. 2025-10-23
   price $159,900
4. 2024-10-26
   listed $165,000 Active
5. 2014-04-29
   soldstatus $118,000

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $975 · $81/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 3/10 Moderate FEMA zone AE · 12% 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: $18,183
• − Mortgage interest: −$7,562
• − Property taxes: −$975
• − Insurance: −$5,794
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$3,927
• Taxable loss: −$2,984
• Est. tax savings @ 24.0%: +$716
• After-tax cash flow: $-183/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

+14.4% since first listed

5 events — show timeline

• 2026-05-02 Pending — SWLAR
• 2026-03-23 Price Changed $135,000 SWLAR
• 2025-10-23 Price Changed $159,900 SWLAR
• 2024-10-26 Listed $165,000 SWLAR
• 2014-04-29 Sold (Public Records) $118,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $975 · +2.4% YoY. Source: county tax records.