127 Lee St · Lake Charles, LA 70605

$130,900

3 bd · 1.0 ba · 1,540 sqft · SingleFamily · 1 Days on market

Built 1958 0.26 ac lot Est $200k · 35% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• 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

Brick home in the desirable University Subdivision offering strong “good bones” and excellent potential. Located in Flood Zone X, this 3-bedroom, 2-bath residence features a kitchen with granite countertops and well-maintained appliances. With updates to the bathrooms and some TLC throughout the rest of the property, this home could truly shine and offer immediate added equity. The HVAC system was replaced in 2015, and the roof was updated in 2020. Window units are also in place, providing added flexibility during storm preparedness. Enjoy a large backyard and a convenient location near Dolby Elementary and McNeese State University. Home has remained in the family since it was b

Key facts

• Hvac system replaced
• Roof updated
• Large backyard

Tags

• GRANITE COUNTERTOPS
• WELL-MAINTAINED APPLIANCES
• UPDATED BATHROOMS
• HVAC SYSTEM REPLACED
• ROOF UPDATED
• LARGE BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One-story house; Residential zoning
• Exterior features: City lot with an irregular shape; Lot dimensions approximately 140 x 77 x 87 x 140

Interior

• Bathrooms: 1 full bathroom
• Interior features: Fireplace in the family room; Central heating; Central air with additional wall/window unit(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $131k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $131k).
• Cap rate 9.7% 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 (+15.1%/yr); 456 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $905 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $37k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $130,900

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $200,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Crestwood Ln	0.35mi	3/2.0	1,600 (+4%)	4mo	$187,500	$117	70
619 Central Pkwy	0.48mi	3/2.0	1,602 (+4%)	1mo	$150,000	$94	66
832 Desoto St	0.63mi	3/2.0	1,522 (-1%)	1mo	$192,500	$126	64
425 Avalon St	0.48mi	3/2.0	1,465 (-5%)	2mo	$239,000	$163	64
732 Iberville St	0.54mi	3/2.0	1,598 (+4%)	3mo	$213,000	$133	62
717 University Dr Dr	0.51mi	3/2.0	1,423 (-8%)	2mo	$185,000	$130	57
856 Desoto St	0.69mi	3/2.0	1,495 (-3%)	3mo	$210,000	$140	56
203 Heather St	0.60mi	2/2.0 (-1)	1,490 (-3%)	4mo	$210,000	$141	54
713 Bienville St	0.53mi	2/1.0 (-1)	1,679 (+9%)	2mo	$129,000	$77	54
825 Central Pkwy	0.56mi	3/2.0	1,389 (-10%)	7mo	$180,000	$130	48
524 Contour St	0.51mi	3/2.0	1,746 (+13%)	6mo	$185,000	$106	44
401 Montclair St	0.52mi	4/2.0 (+1)	1,760 (+14%)	4mo	$263,000	$149	40

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: 6.9%
• Equity multiple: 1.28×
• Total profit: $10,360
• Equity at exit: $19,518

10-year hold

• IRR: 20.0%
• Equity multiple: 3.05×
• Total profit: $75,273
• Equity at exit: $11,318

Cash invested: $36,652 (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: $1,490 high
• Mortgage (P&I): −$686
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $373

Break-even live

Break-even rent $1,019

Max offer price $130,900

Occupancy floor 70%

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: $32,725
• Closing costs: $3,927
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.50mi
801 Sundale Dr Lake Charles, LA	3.0	1.0	1144	$1,195	$1.04	43d	1	0.63mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	43d	1	0.83mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	43d	1	1.12mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	43d	1	1.47mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	21d	1	1.48mi

Listing history 1 events

1. 2026-05-22
   listed $130,900 Active

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $765 · $64/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) · 21% 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: $17,885
• − Mortgage interest: −$7,332
• − Property taxes: −$765
• − Insurance: −$654
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$3,808
• Taxable income: $2,463
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $3,881/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

1 event — show timeline

• 2026-05-22 Listed $130,900 SWLAR

Property tax history

-0.0%/yr

Latest (2025): $765 · +2.4% YoY. Source: county tax records.