1600 7th St · Lake Charles, LA 70601

$21,500

3 bd · 1.0 ba · 1,150 sqft · SingleFamily · 37 Days on market

Built 1966 435 sqft lot $19/sqft · 76% below area ↓ 16% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity just minutes from McNeese State University! Conveniently located near shopping, dining, and everyday essentials, this property offers strong potential for investors or buyers looking to add to their portfolio. Whether you're considering long term rental income or future value add opportunities, this one is worth a look. Schedule your showing today!

Key facts

• Built 1966
• Listed 36 days

Property features AI

Exterior

• Parking: No on-site parking
• Home design: Single family residence
• Construction: Wood siding; Composition roof
• Exterior features: Acreage

Interior

• Kitchen: Kitchen (amenities not specified)
• Bedrooms: Bedroom 1; Bedroom 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning unit(s); No central heating
• Interior features: Living room; Dining room; Kitchen
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $21k (3.0% below list) — sets the bar for market timing.
• Cap rate 44.7% 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 (+6.2%/yr); 363 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $149 of loan paydown is wiped out by about $645 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 + 6.2% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($21k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $20,855 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 4.99% ✓
• Cap rate: 44.71%
• Cash-on-cash: 137.19%
• DSCR: 7.10
• GRM: 1.7

CMA / ARV

• ARV (median comp): $91,389
• List price: $21,500
• Delta: -76.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 8th St	0.14mi	3/1.0	1,088 (-5%)	15mo	$76,500	$70	72
1628 7th St	0.07mi	2/1.0 (-1)	1,060 (-8%)	22mo	$45,000	$42	61
2005 Evelyn St	0.48mi	3/1.0	1,230 (+7%)	19mo	$70,066	$57	50
1323 E Ford St E	0.74mi	3/1.0	1,197 (+4%)	14mo	$143,000	$119	47
704 6th St	0.74mi	3/2.5	1,200 (+4%)	8mo	$133,156	$111	46
1806 13th St	0.60mi	3/1.0	1,087 (-6%)	22mo	$85,000	$78	44
710 7th St	0.72mi	2/1.5 (-1)	1,271 (+10%)	1mo	$151,050	$119	41
2232 9th St	0.72mi	3/2.0	1,130 (-2%)	24mo	$58,000	$51	40
2016 Tulip St St	0.68mi	3/1.0	980 (-15%)	8mo	$55,000	$56	36
1203 15th St	0.69mi	3/2.0	1,282 (+12%)	12mo	$184,000	$144	34
2213 11th St	0.72mi	2/1.0 (-1)	1,000 (-13%)	15mo	$59,000	$59	27

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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.98×
• Total profit: $36,020
• Equity at exit: $3,206

10-year hold

• IRR: —
• Equity multiple: 16.53×
• Total profit: $93,478
• Equity at exit: $1,859

Cash invested: $6,020 (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 70601

• Rents YoY: 6.2%
• Active inventory: 363
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,074 high
• Mortgage (P&I): −$113
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$9
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $563

Break-even live

Break-even rent $361

Max offer price $21,500

Occupancy floor 43%

Sensitivity live

Price	-10% $575	-5% $569	+0% $563	+5% $557	+10% $551
Rent	-10% $478	-5% $521	+0% $563	+5% $605	+10% $648
Rate	-1.0pp $574	-0.5pp $568	base $563	+0.5pp $557	+1.0pp $552

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: $5,375
• Closing costs: $645
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	44d	1	0.06mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	14d	1	0.35mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	0.80mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	44d	1	0.97mi
2405 9th St Lake Charles, LA	2.0	1.0	788	$850	$1.08	14d	1	0.99mi
333 Mill St Lake Charles, LA	1.0–2.0	1.0	758	$750	$0.99	14d	1	1.02mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	44d	1	1.08mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	44d	1	1.08mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	21d	1	1.17mi
1105 Hunter Dr Lake Charles, LA	2.0	1.0	849	$900	$1.06	44d	1	1.28mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	21d	1	1.30mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	44d	1	1.30mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	14d	1	1.31mi

Listing history 18 events

1. 2026-06-19
   days on market $21,500 Active 37 DOM
2. 2026-06-18
   price $21,500 Active 36 DOM
3. 2026-06-18
   days on market $25,000 Active 36 DOM
4. 2026-06-17
   days on market $25,000 Active 35 DOM
5. 2026-06-16
   days on market $25,000 Active 34 DOM
6. 2026-06-15
   days on market $25,000 Active 33 DOM
7. 2026-06-14
   days on market $25,000 Active 31 DOM
8. 2026-06-13
   days on market $25,000 Active 30 DOM
9. 2026-06-10
   days on market $25,000 Active 28 DOM
10. 2026-06-09
    days on market $25,000 Active 27 DOM
11. 2026-06-08
    days on market $25,000 Active 26 DOM
12. 2026-06-07
    days on market $25,000 Active 25 DOM
13. 2026-06-05
    days on market $25,000 Active 22 DOM
14. 2026-06-02
    days on market $25,000 Active 20 DOM
15. 2026-06-01
    days on market $25,000 Active 19 DOM
16. 2026-05-31
    days on market $25,000 Active 18 DOM
17. 2026-05-30
    days on market $25,000 Active 17 DOM
18. 2026-05-13
    listed $29,900 Active 373-char remark

ⓘ 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: $461 · $38/mo
• Projected year-2 tax: $461 · $38/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 A · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 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: $12,886
• − Mortgage interest: −$1,204
• − Property taxes: −$461
• − Insurance: −$1,610
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$625
• Taxable income: $6,924
• Est. tax owed @ 24.0%: −$1,662
• After-tax cash flow: $5,094/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): 30,872
• Household income: $49,992
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1304.0

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 0.55)
• Race & ethnicity: Black 59% White 31% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Lithuanian 7% Iranian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -109.32%
• Current HPI: 55.6127
• Rent YoY: ▲ 6.18%
• 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

-16.4% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $25,000 AcadianaMLS
• 2026-05-13 Listed $29,900 AcadianaMLS

Property tax history

-1.1%/yr

Latest (2025): $461 · +4.5% YoY. Source: county tax records.