1530 L'acadie Dr #7 · Lake Charles, LA 70605

$252,000

3 bd · 2.5 ba · 2,050 sqft · Townhouse · 103 Days on market

Built 2017 Good condition 3,920 sqft lot $123/sqft · 18% above area Est $214k · 18% over

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Rent growth +5.0/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for low-maintenance living? This townhouse is it! Conveniently located in South Lake Charles this custom-built home is just minutes from schools, dining, shopping & entertainment! Inside you will find a modern design with an open-concept floor plan, stainless steel appliances and granite countertops throughout! The master bedroom is conveniently located downstairs and boast an attached en suite. Upstairs are two bedrooms and a bathroom with double sinks! The second floor also features a second living area that could be perfect for as playroom, office, media room or crafting area! Out back, you have your own private yard with a wooden privacy fence, the perfect place to end the day! Located in Flood Zone X, which means flood insurance is NOT required! Make your appointment to view today! All measurements are more/less.

Key facts

• Attached en suite
• Second living area
• Granite countertops

Tags

• CUSTOM BUILT HOME
• OPEN CONCEPT FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• ATTACHED EN SUITE
• SECOND LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $252k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $252k).
• Recommended offer: $229k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+15.1%/yr); 456 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 40% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $71k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $229,320 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $214,098
• List price: $252,000
• Delta: 17.70%
• Verdict: OVERPRICED
• Comps: 12 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.12×
• Total profit: $8,432
• Equity at exit: $37,574

10-year hold

• IRR: 16.8%
• Equity multiple: 2.71×
• Total profit: $120,580
• Equity at exit: $21,788

Cash invested: $70,560 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,880 medium
• Mortgage (P&I): −$1,322
• Tax est. 1.5%: −$315 /mo · $3,780/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $534

Break-even live

Break-even rent $2,204

Max offer price $252,000

Occupancy floor 76%

Sensitivity live

Price	-10% $708	-5% $621	+0% $534	+5% $447	+10% $360
Rent	-10% $306	-5% $420	+0% $534	+5% $648	+10% $761
Rate	-1.0pp $661	-0.5pp $598	base $534	+0.5pp $469	+1.0pp $402

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: $63,000
• Closing costs: $7,560
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	44d	1	0.68mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	21d	1	0.94mi
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,875	$1.82	14d	24	0.96mi

Listing history 8 events

1. 2026-06-05
   pricestatusdays on market $252,000 Pending 103 DOM
2. 2026-06-02
   days on market $262,000 Active 101 DOM
3. 2026-06-01
   days on market $262,000 Active 100 DOM
4. 2026-05-31
   days on market $262,000 Active 99 DOM
5. 2026-05-30
   days on market $262,000 Active 98 DOM
6. 2026-02-21
   listed $262,000 Active 843-char remark

   Show marketing remark (843 chars)

   Looking for low-maintenance living? This townhouse is it! Conveniently located in South Lake Charles this custom-built home is just minutes from schools, dining, shopping & entertainment! Inside you will find a modern design with an open-concept floor plan, stainless steel appliances and granite countertops throughout! The master bedroom is conveniently located downstairs and boast an attached en suite. Upstairs are two bedrooms and a bathroom with double sinks! The second floor also features a second living area that could be perfect for as playroom, office, media room or crafting area! Out back, you have your own private yard with a wooden privacy fence, the perfect place to end the day! Located in Flood Zone X, which means flood insurance is NOT required! Make your appointment to view today! All measurements are more/less.

7. 2018-07-16
   soldstatus 279-char remark

   Show marketing remark (279 chars)

   Beautiful custom townhouse in Providence Subdivision. It's a 3 bedroom and 2.5 bath with huge closets, large study/family room. Master bedroom is downstairs with custom shower, soak er tub, and double vanity. Full address is 1530-7 L'Acadie Dr. All measurements are more or less.

8. 2018-04-09
   listed $248,900 279-char remark

   Show marketing remark (279 chars)

   Beautiful custom townhouse in Providence Subdivision. It's a 3 bedroom and 2.5 bath with huge closets, large study/family room. Master bedroom is downstairs with custom shower, soak er tub, and double vanity. Full address is 1530-7 L'Acadie Dr. All measurements are more or less.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,563
• − Mortgage interest: −$14,116
• − Property taxes: −$3,780
• − Insurance: −$1,260
• − Repairs & maintenance: −$2,765
• − Management: −$2,765
• − Depreciation: −$7,331
• Taxable income: $2,546
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $5,795/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained townhouse offers a modern design with stainless steel appliances and granite countertops. It is located in a convenient area with low-maintenance features and a private yard, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior shutters — Enhances curb appeal and value
• Both Clean and maintain gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior shutters — Enhances curb appeal and value ↑
• Both Clean and maintain gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+5.3% since first listed

3 events — show timeline

• 2026-02-21 Listed $262,000 SWLAR
• 2018-07-16 Sold (MLS) — SWLAR
• 2018-04-09 Listed $248,900 SWLAR