412 Glover St · Lake Charles, LA 70605

$199,000

3 bd · 1.5 ba · 2,006 sqft · SingleFamily · 61 Days on market

Built 1980 0.29 ac lot $99/sqft · at area comps Est $201k · at est. ↓ 2% since listing

---

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 +18.1/30.0
• ARV discount +8.0/15.0
• DSCR +5.7/10.0
• Rent growth +5.0/5.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom home features brand-new flooring and is move-in ready with custom wood blinds throughout. The converted garage provides extra space --ideal for a game room, home office, gym, or additional living area to suit your needs. Step outside to enjoy a covered back patio, perfect for relaxing in your large, fenced in backyard. There is also a concrete slab ready for you to add you own workshop or additional storage building. Whether you’re looking to settle in or personalize to your vision, this home is ready to fit your lifestyle. Seller is providing a 1 year home warranty plan for the new owner! Flood zone X and BX- which normally does not require flood insurance. Don’t miss the opportunity to make it yours!

Key facts

• Converted garage
• Custom wood blinds
• Brand new flooring

Tags

• BRAND NEW FLOORING
• CUSTOM WOOD BLINDS
• CONVERTED GARAGE
• COVERED BACK PATIO
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/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 $172k (13.7% below list).
• Recommended offer: $172k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,827 (13.7% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
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: 0.86% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (median comp): $201,282
• List price: $199,000
• Delta: -1.13%
• 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
4410 Dean St St	0.17mi	3/2.0	1,931 (-4%)	1mo	$172,500	$89	83
4307 Oaklawn St	0.43mi	3/2.0	1,926 (-4%)	1mo	$157,900	$82	70
1407 Jefferson Dr	0.44mi	3/2.0	1,946 (-3%)	4mo	$260,000	$134	69
1411 Jefferson Dr	0.46mi	3/2.0	1,908 (-5%)	1mo	$235,000	$123	68
4315 Oaklawn	0.41mi	4/3.0 (+1)	1,972 (-2%)	2mo	$239,000	$121	65
4308 Dean St	0.25mi	3/2.0	2,260 (+13%)	3mo	$235,000	$104	63
4304 Sarver St	0.28mi	4/3.0 (+1)	2,142 (+7%)	4mo	$223,400	$104	62
1441 Wedgewood St	0.51mi	3/2.0	2,183 (+9%)	4mo	$288,000	$132	56
4119 Pleasant Dr	0.50mi	3/2.0	2,240 (+12%)	3mo	$195,000	$87	53
4022 Wooded Dr	0.64mi	3/2.0	2,244 (+12%)	1mo	$85,000	$38	48
445 Washington	0.70mi	4/2.0 (+1)	2,177 (+8%)	3mo	$189,000	$87	43
4023 Joseph St	0.61mi	4/2.0 (+1)	2,272 (+13%)	2mo	$223,500	$98	41

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: -5.6%
• Equity multiple: 0.78×
• Total profit: $-12,203
• Equity at exit: $29,672

10-year hold

• IRR: 8.7%
• Equity multiple: 1.80×
• Total profit: $44,565
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $174

Break-even live

Break-even rent $1,499

Max offer price $199,000

Occupancy floor 85%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	43d	1	0.94mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	43d	1	1.00mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	21d	1	1.01mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	43d	1	1.07mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	1.33mi

Listing history 18 events

1. 2026-06-19
   days on market $199,000 Active 61 DOM
2. 2026-06-18
   days on market $199,000 Active 60 DOM
3. 2026-06-17
   days on market $199,000 Active 59 DOM
4. 2026-06-16
   days on market $199,000 Active 58 DOM
5. 2026-06-15
   days on market $199,000 Active 57 DOM
6. 2026-06-14
   days on market $199,000 Active 55 DOM
7. 2026-06-13
   days on market $199,000 Active 54 DOM
8. 2026-06-10
   days on market $199,000 Active 52 DOM
9. 2026-06-09
   days on market $199,000 Active 51 DOM
10. 2026-06-08
    days on market $199,000 Active 50 DOM
11. 2026-06-07
    days on market $199,000 Active 49 DOM
12. 2026-06-05
    days on market $199,000 Active 46 DOM
13. 2026-06-02
    days on market $199,000 Active 44 DOM
14. 2026-06-01
    days on market $199,000 Active 43 DOM
15. 2026-05-31
    days on market $199,000 Active 42 DOM
16. 2026-05-30
    days on market $199,000 Active 41 DOM
17. 2026-04-29
    price $205,000 738-char remark

    Show marketing remark (738 chars)

    This 3-bedroom home features brand-new flooring and is move-in ready with custom wood blinds throughout. The converted garage provides extra space --ideal for a game room, home office, gym, or additional living area to suit your needs. Step outside to enjoy a covered back patio, perfect for relaxing in your large, fenced in backyard. There is also a concrete slab ready for you to add you own workshop or additional storage building. Whether you’re looking to settle in or personalize to your vision, this home is ready to fit your lifestyle. Seller is providing a 1 year home warranty plan for the new owner! Flood zone X and BX- which normally does not require flood insurance. Don’t miss the opportunity to make it yours!

18. 2026-04-19
    listed $210,000 Active 738-char remark

    Show marketing remark (738 chars)

    This 3-bedroom home features brand-new flooring and is move-in ready with custom wood blinds throughout. The converted garage provides extra space --ideal for a game room, home office, gym, or additional living area to suit your needs. Step outside to enjoy a covered back patio, perfect for relaxing in your large, fenced in backyard. There is also a concrete slab ready for you to add you own workshop or additional storage building. Whether you’re looking to settle in or personalize to your vision, this home is ready to fit your lifestyle. Seller is providing a 1 year home warranty plan for the new owner! Flood zone X and BX- which normally does not require flood insurance. Don’t miss the opportunity to make it yours!

ⓘ 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: $689 · $57/mo
• Projected year-2 tax: $1,094 · $91/mo
• Expected delta: +$406/yr (+$34/mo · 59.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 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: $20,619
• − Mortgage interest: −$11,147
• − Property taxes: −$689
• − Insurance: −$995
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$5,789
• Taxable loss: −$1,300
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $2,395/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

-2.4% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $205,000 SWLAR
• 2026-04-19 Listed $210,000 SWLAR

Property tax history

-0.0%/yr

Latest (2025): $689 · +2.4% YoY. Source: county tax records.