444 Arlington Dr · Lake Charles, LA 70607

$165,000

3 bd · 2.0 ba · 1,721 sqft · SingleFamily · 88 Days on market

Built 1955 0.25 ac lot $96/sqft · 15% below area Est $195k · 15% under ↓ 5% since listing

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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 +17.2/30.0
• ARV discount +14.4/15.0
• DSCR +5.4/10.0
• Rent growth +4.6/5.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION! LOCATION! LOCATION! This well maintained 3 bed 2 bath home is centrally located near Mcneese University with quick access to shopping, restaurants, groceries, etc. Inside, you will find gorgeous solid wood flooring and an abundance of natural light. The functional layout features spacious bedrooms, each equipped with oversized closets to meet all your storage needs. Speaking of storage, this home excels—offering generous cabinet space inside, an additional storage room conveniently located near the covered back patio, and a dedicated storage shed with electricity roomy, fenced backyard. All appliances stay, including washer and dryer, which makes this home move in ready!

Key facts

• Solid wood flooring
• Oversized closets
• Natural light

Tags

• SOLID WOOD FLOORING
• NATURAL LIGHT
• OVERSIZED CLOSETS
• GENEROUS CABINET SPACE
• ADDITIONAL STORAGE ROOM
• DEDICATED STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $141k (14.6% below list).
• Recommended offer: $141k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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); 568 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

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.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,883 (14.6% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.85% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (median comp): $194,904
• List price: $165,000
• Delta: -15.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Rampart St St	0.32mi	3/2.0	1,869 (+9%)	3mo	$172,500	$92	68
732 Iberville St	0.41mi	3/2.0	1,598 (-7%)	3mo	$213,000	$133	67
713 Bienville St	0.43mi	2/1.0 (-1)	1,679 (-2%)	2mo	$129,000	$77	65
115 Greenway St	0.31mi	4/2.0 (+1)	1,900 (+10%)	2mo	$263,400	$139	61
230 Crestwood Ln	0.52mi	3/2.0	1,600 (-7%)	4mo	$187,500	$117	61
832 Desoto St	0.46mi	3/2.0	1,522 (-12%)	1mo	$192,500	$126	58
619 Central Pkwy	0.65mi	3/2.0	1,602 (-7%)	1mo	$150,000	$94	58
857 Desoto St St	0.52mi	4/2.0 (+1)	1,858 (+8%)	1mo	$292,200	$157	57
401 Montclair St	0.67mi	4/2.0 (+1)	1,760 (+2%)	4mo	$263,000	$149	57
856 Desoto St	0.53mi	3/2.0	1,495 (-13%)	3mo	$210,000	$140	51
450 Greenway St	0.68mi	4/3.0 (+1)	1,827 (+6%)	4mo	$215,000	$118	46
425 Avalon St	0.62mi	3/2.0	1,465 (-15%)	2mo	$239,000	$163	44

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: -6.6%
• Equity multiple: 0.74×
• Total profit: $-11,867
• Equity at exit: $24,602

10-year hold

• IRR: 7.8%
• Equity multiple: 1.71×
• Total profit: $32,926
• Equity at exit: $14,266

Cash invested: $46,200 (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: 568
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$865
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $118

Break-even live

Break-even rent $1,260

Max offer price $165,000

Occupancy floor 87%

Sensitivity live

Price	-10% $211	-5% $164	+0% $118	+5% $71	+10% $24
Rent	-10% $6	-5% $62	+0% $118	+5% $173	+10% $229
Rate	-1.0pp $201	-0.5pp $160	base $118	+0.5pp $75	+1.0pp $31

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Sundale Dr Lake Charles, LA	3.0	1.0	1144	$1,195	$1.04	45d	1	0.53mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	14d	1	0.68mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	45d	1	0.99mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	45d	1	1.07mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	22d	1	1.35mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	45d	1	1.46mi

Listing history 19 events

1. 2026-06-21
   days on market $165,000 Active 88 DOM
2. 2026-06-19
   days on market $165,000 Active 86 DOM
3. 2026-06-18
   days on market $165,000 Active 85 DOM
4. 2026-06-17
   days on market $165,000 Active 84 DOM
5. 2026-06-16
   days on market $165,000 Active 83 DOM
6. 2026-06-15
   days on market $165,000 Active 82 DOM
7. 2026-06-14
   days on market $165,000 Active 80 DOM
8. 2026-06-13
   days on market $165,000 Active 79 DOM
9. 2026-06-10
   days on market $165,000 Active 77 DOM
10. 2026-06-09
    days on market $165,000 Active 76 DOM
11. 2026-06-08
    days on market $165,000 Active 75 DOM
12. 2026-06-07
    days on market $165,000 Active 74 DOM
13. 2026-06-05
    days on market $165,000 Active 71 DOM
14. 2026-06-02
    days on market $165,000 Active 69 DOM
15. 2026-06-01
    days on market $165,000 Active 68 DOM
16. 2026-05-31
    days on market $165,000 Active 67 DOM
17. 2026-05-30
    days on market $165,000 Active 66 DOM
18. 2026-04-08
    price $177,000 696-char remark

    Show marketing remark (696 chars)

    LOCATION! LOCATION! LOCATION! This well maintained 3 bed 2 bath home is centrally located near Mcneese University with quick access to shopping, restaurants, groceries, etc. Inside, you will find gorgeous solid wood flooring and an abundance of natural light. The functional layout features spacious bedrooms, each equipped with oversized closets to meet all your storage needs. Speaking of storage, this home excels—offering generous cabinet space inside, an additional storage room conveniently located near the covered back patio, and a dedicated storage shed with electricity roomy, fenced backyard. All appliances stay, including washer and dryer, which makes this home move in ready!

19. 2026-03-25
    listed $187,000 Active 696-char remark

    Show marketing remark (696 chars)

    LOCATION! LOCATION! LOCATION! This well maintained 3 bed 2 bath home is centrally located near Mcneese University with quick access to shopping, restaurants, groceries, etc. Inside, you will find gorgeous solid wood flooring and an abundance of natural light. The functional layout features spacious bedrooms, each equipped with oversized closets to meet all your storage needs. Speaking of storage, this home excels—offering generous cabinet space inside, an additional storage room conveniently located near the covered back patio, and a dedicated storage shed with electricity roomy, fenced backyard. All appliances stay, including washer and dryer, which makes this home move in ready!

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$172/yr (+$14/mo · 23.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $16,906
• − Mortgage interest: −$9,243
• − Property taxes: −$736
• − Insurance: −$825
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$4,800
• Taxable loss: −$1,402
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $1,748/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): 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

-5.3% since first listed

2 events — show timeline

• 2026-04-08 Price Changed $177,000 SWLAR
• 2026-03-25 Listed $187,000 SWLAR

Property tax history

-0.0%/yr

Latest (2025): $736 · +2.4% YoY. Source: county tax records.