914 Holly St · Lake Charles, LA 70601

$239,000

3 bd · 3.0 ba · 1,940 sqft · SingleFamily · 240 Days on market

Built 1965 0.35 ac lot $123/sqft · at area comps Est $244k · at est.

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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 +13.7/30.0
• ARV discount +8.4/15.0
• DSCR +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home! This stunning 3-bedroom, 3- full bath residence features two luxurious master suits, perfect for ultimate comfort and privacy. The spacious split floorplan showcases a grand living room that flows seamlessly into the beautifully remodeled kitchen, boasting custom cabinets and a state of the art 5 burner Samsung oven with all the latest features. Enjoy the elegance of granite countertops throughout, complemented by gorgeous vinyl wood plank floors and a tasteful beveled door package, all enhanced by crown molding and wooden blinds. Step outside to your expansive fenced in backyard, a sprawling 70'x220' oasis with plenty of space for outdoor activities and entertaining. Relax in the screened-in back patio, making this the perfect blend of luxury and comfort after its exquisite renovation post-Hurricane Laura. Don't miss this incredible opportunity.

Key facts

• Custom cabinets
• Remodeled kitchen
• Two master suits

Tags

• TWO MASTER SUITS
• REMODELED KITCHEN
• CUSTOM CABINETS
• STATE OF THE ART OVEN
• GRANITE COUNTERTOPS
• VINYL WOOD PLANK FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $17 ($209/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 $183k (23.2% below list).
• Recommended offer: $183k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• This rent runs 44% of the median local income ($50k/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 $7k 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 240 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• 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 $183,497 (23.2% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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: 0.77% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (median comp): $244,039
• List price: $239,000
• Delta: -2.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2111 St Joseph Ave	0.74mi	3/2.5	1,943 (+0%)	9mo	$367,000	$189	56
613 W Lagrange St W	0.61mi	3/1.5	1,812 (-7%)	1mo	$187,000	$103	53
732 Julius St St	0.53mi	3/2.0	1,753 (-10%)	3mo	$252,000	$144	53
3412 Creole St	0.60mi	2/2.0 (-1)	2,077 (+7%)	1mo	$154,900	$75	50
904 Treasure Ln	0.66mi	4/2.0 (+1)	1,887 (-3%)	7mo	$290,000	$154	50
2410 Norben Dr	0.57mi	3/2.0	1,780 (-8%)	7mo	$249,000	$140	50
609 Creole Ln Ln	0.58mi	4/2.0 (+1)	1,788 (-8%)	6mo	$225,000	$126	46
625 W Lagrange St W	0.58mi	3/2.0	1,681 (-13%)	4mo	$214,900	$128	43
3424 Chrysler Dr	0.67mi	4/3.0 (+1)	1,743 (-10%)	4mo	$140,000	$80	43
2124 La Cache Dr	0.75mi	3/2.0	1,817 (-6%)	9mo	$280,000	$154	43
612 Blackman St	0.69mi	3/2.0	2,151 (+11%)	8mo	$320,000	$149	39
836 Treasure Ln	0.66mi	4/2.0 (+1)	1,711 (-12%)	5mo	$285,000	$167	37

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: -12.8%
• Equity multiple: 0.53×
• Total profit: $-31,670
• Equity at exit: $35,636

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-48
• Equity at exit: $20,664

Cash invested: $66,920 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,835 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $17

Break-even live

Break-even rent $1,813

Max offer price $239,000

Occupancy floor 94%

Sensitivity live

Price	-10% $153	-5% $85	+0% $17	+5% $-50	+10% $-118
Rent	-10% $-128	-5% $-55	+0% $17	+5% $90	+10% $162
Rate	-1.0pp $138	-0.5pp $78	base $17	+0.5pp $-45	+1.0pp $-108

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	14d	1	0.71mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	21d	1	0.81mi
1415 William St Lake Charles, LA	3.0	2.5	2289	$2,800	$1.22	44d	1	0.94mi
3708 Nelson Rd Lake Charles, LA	3.0	2.0	2020	$1,400	$0.69	44d	1	1.10mi
3535 Knight Ln Unit 14 Lake Charles, LA	3.0	2.5	1450	$2,150	$1.48	14d	1	1.13mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	44d	1	1.18mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	44d	1	1.21mi
4015 Nelson Rd Lake Charles, LA	3.0	1.0	1300	$1,200	$0.92	44d	1	1.36mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	44d	1	1.36mi
4021 Nelson Rd Lake Charles, LA	3.0	2.0	1362	$1,600	$1.17	44d	1	1.38mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	44d	1	1.45mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	44d	1	1.48mi

Listing history 25 events

1. 2026-06-19
   days on market $239,000 Active 240 DOM
2. 2026-06-18
   days on market $239,000 Active 239 DOM
3. 2026-06-17
   days on market $239,000 Active 238 DOM
4. 2026-06-16
   days on market $239,000 Active 237 DOM
5. 2026-06-15
   days on market $239,000 Active 236 DOM
6. 2026-06-14
   days on market $239,000 Active 234 DOM
7. 2026-06-13
   days on market $239,000 Active 233 DOM
8. 2026-06-10
   days on market $239,000 Active 231 DOM
9. 2026-06-09
   days on market $239,000 Active 230 DOM
10. 2026-06-08
    days on market $239,000 Active 229 DOM
11. 2026-06-07
    days on market $239,000 Active 228 DOM
12. 2026-06-05
    days on market $239,000 Active 225 DOM
13. 2026-06-02
    days on market $239,000 Active 223 DOM
14. 2026-06-01
    days on market $239,000 Active 222 DOM
15. 2026-05-31
    days on market $239,000 Active 221 DOM
16. 2026-05-30
    days on market $239,000 Active 220 DOM
17. 2026-01-27
    price $239,000 886-char remark

    Show marketing remark (886 chars)

    Welcome to your dream home! This stunning 3-bedroom, 3- full bath residence features two luxurious master suits, perfect for ultimate comfort and privacy. The spacious split floorplan showcases a grand living room that flows seamlessly into the beautifully remodeled kitchen, boasting custom cabinets and a state of the art 5 burner Samsung oven with all the latest features. Enjoy the elegance of granite countertops throughout, complemented by gorgeous vinyl wood plank floors and a tasteful beveled door package, all enhanced by crown molding and wooden blinds. Step outside to your expansive fenced in backyard, a sprawling 70'x220' oasis with plenty of space for outdoor activities and entertaining. Relax in the screened-in back patio, making this the perfect blend of luxury and comfort after its exquisite renovation post-Hurricane Laura. Don't miss this incredible opportunity.

18. 2025-10-25
    status Active 886-char remark

    Show marketing remark (886 chars)

    Welcome to your dream home! This stunning 3-bedroom, 3- full bath residence features two luxurious master suits, perfect for ultimate comfort and privacy. The spacious split floorplan showcases a grand living room that flows seamlessly into the beautifully remodeled kitchen, boasting custom cabinets and a state of the art 5 burner Samsung oven with all the latest features. Enjoy the elegance of granite countertops throughout, complemented by gorgeous vinyl wood plank floors and a tasteful beveled door package, all enhanced by crown molding and wooden blinds. Step outside to your expansive fenced in backyard, a sprawling 70'x220' oasis with plenty of space for outdoor activities and entertaining. Relax in the screened-in back patio, making this the perfect blend of luxury and comfort after its exquisite renovation post-Hurricane Laura. Don't miss this incredible opportunity.

19. 2025-10-25
    historical 886-char remark

    Show marketing remark (886 chars)

    Welcome to your dream home! This stunning 3-bedroom, 3- full bath residence features two luxurious master suits, perfect for ultimate comfort and privacy. The spacious split floorplan showcases a grand living room that flows seamlessly into the beautifully remodeled kitchen, boasting custom cabinets and a state of the art 5 burner Samsung oven with all the latest features. Enjoy the elegance of granite countertops throughout, complemented by gorgeous vinyl wood plank floors and a tasteful beveled door package, all enhanced by crown molding and wooden blinds. Step outside to your expansive fenced in backyard, a sprawling 70'x220' oasis with plenty of space for outdoor activities and entertaining. Relax in the screened-in back patio, making this the perfect blend of luxury and comfort after its exquisite renovation post-Hurricane Laura. Don't miss this incredible opportunity.

20. 2025-10-21
    listed $249,000 Active 886-char remark

    Show marketing remark (886 chars)

    Welcome to your dream home! This stunning 3-bedroom, 3- full bath residence features two luxurious master suits, perfect for ultimate comfort and privacy. The spacious split floorplan showcases a grand living room that flows seamlessly into the beautifully remodeled kitchen, boasting custom cabinets and a state of the art 5 burner Samsung oven with all the latest features. Enjoy the elegance of granite countertops throughout, complemented by gorgeous vinyl wood plank floors and a tasteful beveled door package, all enhanced by crown molding and wooden blinds. Step outside to your expansive fenced in backyard, a sprawling 70'x220' oasis with plenty of space for outdoor activities and entertaining. Relax in the screened-in back patio, making this the perfect blend of luxury and comfort after its exquisite renovation post-Hurricane Laura. Don't miss this incredible opportunity.

21. 2021-10-29
    soldstatus 940-char remark

    Show marketing remark (940 chars)

    Totally Renovated HOME centrally located off Lake Street with access to Contraband Bayou. This Beautiful HOME with 2,025 sq. ft. features 3/3 Bed and Bath with 2 MASTERS !!! With the 18' x 17' Spacious Master Bedroom, you could add your own sitting area. And it could be a Mother-in-law suite as it has it's own door to the outside. The other two bedrooms are larger than most. The Kitchen has granite counter tops and a gas stove. The large Living Room opens up into a Sunroom/Screen Porch and an adjoining patio for those that enjoy outdoor living. And to help keep the large yard looking good, a RIDING MOWER goes with the sale! HOME has new roof, A/C, duct work, heat pump, flooring, counters, counter tops and paint. Also White Window Blinds, with Faux Wood Grain have been installed ~ $1800 value. Holly St. is in Flood Zone X which means NO Flood Insurance Required. Don't Miss Out ~ Come See this Wonderful HOME at 914 Holly Street!

22. 2021-10-29
    soldstatus $239,000

    Show marketing remark (940 chars)

    Totally Renovated HOME centrally located off Lake Street with access to Contraband Bayou. This Beautiful HOME with 2,025 sq. ft. features 3/3 Bed and Bath with 2 MASTERS !!! With the 18' x 17' Spacious Master Bedroom, you could add your own sitting area. And it could be a Mother-in-law suite as it has it's own door to the outside. The other two bedrooms are larger than most. The Kitchen has granite counter tops and a gas stove. The large Living Room opens up into a Sunroom/Screen Porch and an adjoining patio for those that enjoy outdoor living. And to help keep the large yard looking good, a RIDING MOWER goes with the sale! HOME has new roof, A/C, duct work, heat pump, flooring, counters, counter tops and paint. Also White Window Blinds, with Faux Wood Grain have been installed ~ $1800 value. Holly St. is in Flood Zone X which means NO Flood Insurance Required. Don't Miss Out ~ Come See this Wonderful HOME at 914 Holly Street!

23. 2021-08-17
    listed $242,500 940-char remark

    Show marketing remark (940 chars)

    Totally Renovated HOME centrally located off Lake Street with access to Contraband Bayou. This Beautiful HOME with 2,025 sq. ft. features 3/3 Bed and Bath with 2 MASTERS !!! With the 18' x 17' Spacious Master Bedroom, you could add your own sitting area. And it could be a Mother-in-law suite as it has it's own door to the outside. The other two bedrooms are larger than most. The Kitchen has granite counter tops and a gas stove. The large Living Room opens up into a Sunroom/Screen Porch and an adjoining patio for those that enjoy outdoor living. And to help keep the large yard looking good, a RIDING MOWER goes with the sale! HOME has new roof, A/C, duct work, heat pump, flooring, counters, counter tops and paint. Also White Window Blinds, with Faux Wood Grain have been installed ~ $1800 value. Holly St. is in Flood Zone X which means NO Flood Insurance Required. Don't Miss Out ~ Come See this Wonderful HOME at 914 Holly Street!

24. 2012-08-15
    soldstatus $124,500
25. 1995-06-19
    soldstatus $65,000

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $1,314 · $110/mo
• Expected delta: +$363/yr (+$30/mo · 38.1%)

ⓘ 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 (shaded) · 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: $22,020
• − Mortgage interest: −$13,388
• − Property taxes: −$952
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$6,953
• Taxable loss: −$3,991
• Est. tax savings @ 24.0%: +$958
• After-tax cash flow: $1,166/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

+267.7% since first listed

9 events — show timeline

• 2026-01-27 Price Changed $239,000 SWLAR
• 2025-10-25 Relisted — SWLAR
• 2025-10-25 Delisted — SWLAR
• 2025-10-21 Listed $249,000 SWLAR
• 2021-10-29 Sold (Public Records) $239,000 Public Records
• 2021-10-29 Sold (MLS) — SWLAR
• 2021-08-17 Listed $242,500 SWLAR
• 2012-08-15 Sold (Public Records) $124,500 Public Records
• 1995-06-19 Sold (Public Records) $65,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $952 · +2.4% YoY. Source: county tax records.