215 W Clarence St W · Lake Charles, LA 70601

$244,500

3 bd · 2.5 ba · 1,484 sqft · Townhouse · 395 Days on market

Built 2017 Good condition 2,613 sqft lot $165/sqft · 20% below area Est $307k · 20% under · waterfront $100/mo HOA · 7% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +5.8/30.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +1.5/10.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Parade Route, fully furnished and move-in ready, this 3-bedroom, 2.5-bath executive townhome delivers exceptional convenience in the heart of Lake Charles. Ideally located directly across from the lakefront, Millennium Park, Laguna Restaurant and the Lake Charles Event Center, it offers a rare opportunity for both homeowners and investors. The open-concept living, kitchen, and dining area features granite countertops, a generous pantry, and a dedicated laundry space, blending comfort with functionality. All furnishings and essentials convey, including beds, linens, cookware, utensils, and cleaning supplies—simply bring your suitcase. Enjoy true walkability to downtown concerts, festivals, restaurants, shops, salons, banks, and municipal offices. The property has a proven short-term rental history, grossing over $30,000 in 2025. Whether used as a primary residence, corporate rental, or income-producing investment, this home is positioned to perform immediately. Allow a little lead time on showings. .. it is a very busy AirBnB. Located in Flood Zone AE. Property taxes are currently $196.

Key facts

• Spacious pantry
• Walkable access
• Scenic lakefront

Tags

• OPEN-CONCEPT LIVING
• GRANITE COUNTERTOPS
• SPACIOUS PANTRY
• DEDICATED LAUNDRY AREA
• WALKABLE ACCESS
• SCENIC LAKEFRONT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $244k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-483 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (34.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (37.6% below list).
• Recommended offer: $153k (37.6% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 5.1% in Lake Charles — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Barbe Elementary School (math 12% / reading 32%, grade F, #415 of 646 statewide, top 67%, 164 students, 84% FRL); Ray D. Molo Middle Magnet School (math 6% / reading 18%, grade F, #193 of 218 statewide, top 88%, 325 students, 91% FRL); Washington/Marion Magnet High School (math 8% / reading 12%, grade F, #241 of 265 statewide, top 93%, 587 students, 80% FRL) — zoned schools average 85% FRL vs 52% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 37% district-wide (-22 pts) — the specific schools serving this property underperform the Calcasieu Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.2%/yr); 512 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 37% 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 395 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $152,676 (37.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 395 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 0.62% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.47%
• DSCR: 0.62
• GRM: 13.3

CMA / ARV

• ARV (median comp): $307,320
• List price: $244,500
• Delta: -20.44%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 Pithon St #16	0.05mi	3/2.5	1,414 (-5%)	5mo	$191,000	$135	86
1220 Pithon St #18	0.07mi	3/2.5	1,444 (-3%)	19mo	$237,500	$164	76

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: -27.8%
• Equity multiple: 0.05×
• Total profit: $-65,350
• Equity at exit: $36,456

10-year hold

• IRR: -17.5%
• Equity multiple: -0.09×
• Total profit: $-74,382
• Equity at exit: $21,140

Cash invested: $68,460 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $229,500 ($168/sqft)
• Median days on market: 176 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +23.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70601

• Rents YoY: 6.2%
• Active inventory: 512
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$1,282
• Tax from tax record: −$206 /mo · $2,467/yr
• Insurance: −$102
• HOA: −$100
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-483

Break-even live

Break-even rent $2,139

Max offer price $159,090

Occupancy floor —

Sensitivity live

Price	-10% $-345	-5% $-414	+0% $-483	+5% $-553	+10% $-622
Rent	-10% $-604	-5% $-544	+0% $-483	+5% $-423	+10% $-363
Rate	-1.0pp $-360	-0.5pp $-421	base $-483	+0.5pp $-547	+1.0pp $-611

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: $61,125
• Closing costs: $7,335
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 6th St Lake Charles, LA	2.0	1.0	1296	$1,375	$1.06	41d	1	0.31mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	10d	1	0.47mi
707 Clarence St Lake Charles, LA	2.0	1.0	979	$1,000	$1.02	44d	1	0.48mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	184d	1	0.51mi
1709 Ethel St Unit A Lake Charles, LA	2.0	2.5	1364	$2,000	$1.47	10d	1	0.52mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	1d	1	0.53mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	184d	1	0.53mi
333 Mill St Lake Charles, LA	1.0–2.0	1.0	758	$750	$0.99	0d	1	0.60mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	10d	1	0.64mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	184d	1	0.67mi
212 W 11th St Apt 3 Lake Charles, LA	2.0	1.5	1250	$1,250	$1.00	24d	1	0.69mi
707 Division St Unit B Lake Charles, LA	2.0	2.0	1500	$1,600	$1.07	49d	1	0.72mi
718 Division St Lake Charles, LA	3.0	2.0	1400	$3,200	$2.29	45d	1	0.74mi
701 11th St Lake Charles, LA	2.0	1.0	1050	$695	$0.66	10d	1	0.85mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	162d	1	1.01mi
2425 Ernest St Lake Charles, LA	2.0	2.0	895	$1,150	$1.28	10d	1	1.13mi
1315 8th St Lake Charles, LA	3.0	2.0	1665	$1,595	$0.96	51d	1	1.14mi
1039 13th St Lake Charles, LA	2.0	2.0	975	$1,200	$1.23	48d	1	1.18mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	184d	1	1.24mi
2710 1/2 Hodges St Lake Charles, LA	2.0	1.0	1050	$1,150	$1.10	18d	1	1.34mi
1706 4th St Lake Charles, LA	3.0	2.0	1550	$1,550	$1.00	51d	1	1.38mi
2626 Bank St Lake Charles, LA	2.0	1.0	1100	$850	$0.77	24d	1	1.42mi

Listing history 50 events

1. 2026-11-08
   days on market $244,500 Active 395 DOM
2. 2026-11-07
   days on market $244,500 Active 394 DOM
3. 2026-11-06
   days on market $244,500 Active 393 DOM
4. 2026-11-05
   days on market $244,500 Active 392 DOM
5. 2026-11-04
   days on market $244,500 Active 391 DOM
6. 2026-11-02
   days on market $244,500 Active 389 DOM
7. 2026-11-01
   days on market $244,500 Active 388 DOM
8. 2026-10-31
   days on market $244,500 Active 387 DOM
9. 2026-10-30
   days on market $244,500 Active 386 DOM
10. 2026-10-29
    days on market $244,500 Active 385 DOM
11. 2026-10-28
    days on market $244,500 Active 384 DOM
12. 2026-10-27
    days on market $244,500 Active 383 DOM
13. 2026-10-26
    days on market $244,500 Active 382 DOM
14. 2026-10-25
    days on market $244,500 Active 381 DOM
15. 2026-10-24
    days on market $244,500 Active 380 DOM
16. 2026-10-23
    days on market $244,500 Active 379 DOM
17. 2026-10-22
    days on market $244,500 Active 378 DOM
18. 2026-10-21
    days on market $244,500 Active 377 DOM
19. 2026-10-20
    days on market $244,500 Active 376 DOM
20. 2026-10-19
    days on market $244,500 Active 375 DOM
21. 2026-10-18
    days on market $244,500 Active 374 DOM
22. 2026-10-17
    days on market $244,500 Active 373 DOM
23. 2026-10-16
    days on market $244,500 Active 372 DOM
24. 2026-10-15
    days on market $244,500 Active 371 DOM
25. 2026-10-14
    days on market $244,500 Active 370 DOM
26. 2026-10-13
    days on market $244,500 Active 369 DOM
27. 2026-10-12
    days on market $244,500 Active 368 DOM
28. 2026-10-11
    days on market $244,500 Active 367 DOM
29. 2026-10-10
    days on market $244,500 Active 366 DOM
30. 2026-10-09
    days on market $244,500 Active 365 DOM
31. 2026-10-08
    days on market $244,500 Active 364 DOM
32. 2026-10-07
    days on market $244,500 Active 363 DOM
33. 2026-10-06
    days on market $244,500 Active 362 DOM
34. 2026-10-05
    days on market $244,500 Active 361 DOM
35. 2026-10-04
    days on market $244,500 Active 360 DOM
36. 2026-10-04
    days on market $244,500 Active 359 DOM
37. 2026-10-02
    days on market $244,500 Active 358 DOM
38. 2026-10-01
    days on market $244,500 Active 357 DOM
39. 2026-09-30
    days on market $244,500 Active 356 DOM
40. 2026-09-29
    days on market $244,500 Active 355 DOM
41. 2026-09-28
    days on market $244,500 Active 354 DOM
42. 2026-09-27
    days on market $244,500 Active 353 DOM
43. 2026-09-26
    days on market $244,500 Active 352 DOM
44. 2026-09-25
    days on market $244,500 Active 351 DOM
45. 2026-09-24
    days on market $244,500 Active 350 DOM
46. 2026-09-24
    days on market $244,500 Active 349 DOM
47. 2026-09-22
    days on market $244,500 Active 348 DOM
48. 2026-09-20
    days on market $244,500 Active 346 DOM
49. 2026-09-19
    days on market $244,500 Active 345 DOM
50. 2026-09-18
    days on market $244,500 Active 344 DOM

ⓘ 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: $2,467 · $206/mo
• Projected year-2 tax: $2,467 · $206/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,321
• − Mortgage interest: −$13,696
• − Property taxes: −$2,467
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − HOA: −$1,200
• − Depreciation: −$7,113
• Taxable loss: −$10,308
• Est. tax savings @ 24.0%: +$2,474
• After-tax cash flow: $-3,328/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,420–$22,260 screening

This move-in-ready executive townhome is in excellent condition with modern updates and a prime location.

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal and can add value ↑
• Rental Clean gutters — Clean gutters prevent water damage and improve property maintenance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Barbe Elementary School F LA #415/646 Nat'l #32,000/41,679 Middle Ray D. Molo Middle Magnet School F LA #193/218 Nat'l #13,125/14,009 High Washington/marion Magnet High School F LA #241/265 Nat'l #16,463/17,239

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

C Composite livability gradescore 68/100

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 · 212,179 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: 6% of renters

---

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%
• 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

+8.7% since first listed

6 events — show timeline

• 2026-02-06 Relisted — SWLAR
• 2026-01-29 Delisted — SWLAR
• 2025-09-18 Price Changed $244,500 SWLAR
• 2025-01-13 Listed $248,500 SWLAR
• 2022-03-28 Sold (MLS) — SWLAR
• 2022-03-23 Listed $225,000 SWLAR

Property tax history

+170.8%/yr

Latest (2025): $2,467 · +4.5% YoY. Source: county tax records.