1100 Arkansas St · Lake Charles, LA 70607

$90,000

3 bd · 1.0 ba · 1,133 sqft · SingleFamily · 91 Days on market

Built 1962 0.28 ac lot $79/sqft · 29% below area Est $126k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Rent growth +4.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming cottage style home situated on a desirable corner lot. This 3 bedroom 1 bath property offers great potential for both first time home buyers and investors. All appliances remain, making this home move in ready. Enjoy a spacious fully fenced backyard perfect for pets, entertaining, or relaxing outdoors. Located in Flood Zone X, which means flood insurance isn't typically required. All measurements are m/l.

Key facts

• Move in ready
• Corner lot
• Cottage style home

Tags

• COTTAGE STYLE HOME
• CORNER LOT
• FULLY FENCED BACKYARD
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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); 567 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.37% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.08%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (median comp): $126,412
• List price: $90,000
• Delta: -28.80%
• 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
3707 Yale St	0.06mi	3/1.0	1,270 (+12%)	9mo	$50,000	$39	70
3706 Harvard St	0.32mi	2/1.0 (-1)	1,200 (+6%)	6mo	$131,000	$109	65
805 Camelia St St	0.36mi	3/2.0	1,068 (-6%)	9mo	$138,800	$130	62
3908 Center St	0.46mi	3/1.0	1,197 (+6%)	11mo	$130,000	$109	60
1120 Sage Dr	0.66mi	3/1.0	1,085 (-4%)	3mo	$89,000	$82	60
1404 Meadow Dr	0.66mi	2/1.0 (-1)	1,125 (-1%)	8mo	$55,000	$49	57
1404 Clover Dr	0.61mi	3/1.0	1,054 (-7%)	7mo	$140,000	$133	54
507 Fairfield St	0.61mi	3/1.0	1,042 (-8%)	10mo	$116,000	$111	50
1309 Cactus	0.70mi	3/1.0	1,035 (-9%)	7mo	$105,000	$101	47
4001 Briarfield Ln	0.46mi	3/2.0	1,269 (+12%)	12mo	$168,000	$132	45
3227 Aster St	0.68mi	3/2.0	1,050 (-7%)	14mo	$106,500	$101	40
1113 Cactus Dr	0.68mi	4/1.0 (+1)	1,285 (+13%)	11mo	$75,000	$58	32

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: 17.4%
• Equity multiple: 1.74×
• Total profit: $18,766
• Equity at exit: $13,419

10-year hold

• IRR: 29.1%
• Equity multiple: 4.19×
• Total profit: $80,478
• Equity at exit: $7,782

Cash invested: $25,200 (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: 567
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$472
• Tax from tax record: −$43 /mo · $511/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $422

Break-even live

Break-even rent $699

Max offer price $90,000

Occupancy floor 61%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	0.38mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	0.51mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	0.55mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	0.63mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	20d	1	0.70mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.75mi
3322 Kingham Rd Unit 2 Lake Charles, LA	2.0	1.0	870	$1,075	$1.24	43d	1	0.80mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	13d	1	0.85mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	13d	1	0.86mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	0.89mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	20d	1	0.91mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	20d	1	0.98mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	20d	1	1.17mi
317 W School St Unit A Lake Charles, LA	2.0	1.0	825	$900	$1.09	43d	1	1.20mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	20d	1	1.24mi
3529 Greinwich Blvd Lake Charles, LA	3.0	1.0	768	$895	$1.17	43d	1	1.29mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	43d	1	1.31mi

Listing history 19 events

1. 2026-06-19
   days on market $90,000 Active 91 DOM
2. 2026-06-18
   days on market $90,000 Active 90 DOM
3. 2026-06-17
   days on market $90,000 Active 89 DOM
4. 2026-06-16
   days on market $90,000 Active 88 DOM
5. 2026-06-15
   days on market $90,000 Active 87 DOM
6. 2026-06-14
   days on market $90,000 Active 85 DOM
7. 2026-06-13
   days on market $90,000 Active 84 DOM
8. 2026-06-10
   days on market $90,000 Active 82 DOM
9. 2026-06-09
   days on market $90,000 Active 81 DOM
10. 2026-06-08
    days on market $90,000 Active 80 DOM
11. 2026-06-07
    days on market $90,000 Active 79 DOM
12. 2026-06-05
    days on market $90,000 Active 76 DOM
13. 2026-06-02
    days on market $90,000 Active 74 DOM
14. 2026-06-01
    days on market $90,000 Active 73 DOM
15. 2026-05-31
    days on market $90,000 Active 72 DOM
16. 2026-05-30
    days on market $90,000 Active 71 DOM
17. 2026-03-20
    listed $90,000 Active 417-char remark

    Show marketing remark (417 chars)

    Charming cottage style home situated on a desirable corner lot. This 3 bedroom 1 bath property offers great potential for both first time home buyers and investors. All appliances remain, making this home move in ready. Enjoy a spacious fully fenced backyard perfect for pets, entertaining, or relaxing outdoors. Located in Flood Zone X, which means flood insurance isn't typically required. All measurements are m/l.

18. 2011-04-25
    soldstatus $400,000
19. 1996-05-08
    soldstatus $51,500

ⓘ 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: $511 · $43/mo
• Projected year-2 tax: $511 · $43/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $14,791
• − Mortgage interest: −$5,041
• − Property taxes: −$511
• − Insurance: −$450
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,618
• Taxable income: $3,804
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $4,148/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

+74.8% since first listed

3 events — show timeline

• 2026-03-20 Listed $90,000 SWLAR
• 2011-04-25 Sold (Public Records) $400,000 Public Records
• 1996-05-08 Sold (Public Records) $51,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $511 · +1.3% YoY. Source: county tax records.