2109 S Evans St S · Lake Charles, LA 70601

$30,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily · 318 Days on market

Built 1970 Poor condition 5,663 sqft lot $30/sqft · 71% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity! This 3-bedroom, 2-bath home with 1,008 square feet of living space is situated on a 0.13-acre lot and presents a great flip or investment property. The home has sustained hurricane damage and requires extensive repairs, including new drywall, flooring, cabinets, and rewiring. Enter at your own risk; mold may be present. Located in Flood Zone X, ensuring no flood risk. All measurements are approximate. The seller will make no repairs and will not allow an inspection period after an offer is made. All inspections must be completed before submitting an offer. Seller also owns 413 & 413 1/2 Cherry Street, located on the front half of lot and is willing to sell both properties as a package deal.

Key facts

• New drywall
• Extensive repairs
• New flooring

Tags

• EXTENSIVE REPAIRS
• NEW DRYWALL
• NEW FLOORING
• NEW CABINETS
• REWIRING
• FLOOD ZONE X

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $30k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.1% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 + 6.2% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($26k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 3.60% ✓
• Cap rate: 32.09%
• Cash-on-cash: 92.14%
• DSCR: 5.10
• GRM: 2.3

CMA / ARV

• ARV (median comp): $102,044
• List price: $30,000
• Delta: -70.60%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 96.5%
• Equity multiple: 5.74×
• Total profit: $39,796
• Equity at exit: $4,473

10-year hold

• IRR: 99.8%
• Equity multiple: 13.29×
• Total profit: $103,220
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $645

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 35%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Mill St Lake Charles, LA	1.0–2.0	1.0	758	$750	$0.99	13d	1	0.29mi
2701 Cline St Unit C Lake Charles, LA	2.0	1.0	864	$700	$0.81	21d	1	0.70mi
1735 Saint John St Lake Charles, LA	4.0	2.0	1500	$1,700	$1.13	44d	1	0.77mi
1105 Hunter Dr Lake Charles, LA	2.0	1.0	849	$900	$1.06	44d	1	1.00mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	44d	1	1.17mi
2405 9th St Lake Charles, LA	2.0	1.0	788	$850	$1.08	13d	1	1.21mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	13d	1	1.24mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	44d	1	1.32mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	44d	1	1.46mi

Listing history 17 events

1. 2026-06-19
   days on market $30,000 Active 318 DOM
2. 2026-06-18
   days on market $30,000 Active 317 DOM
3. 2026-06-17
   days on market $30,000 Active 316 DOM
4. 2026-06-16
   days on market $30,000 Active 315 DOM
5. 2026-06-15
   days on market $30,000 Active 314 DOM
6. 2026-06-14
   days on market $30,000 Active 312 DOM
7. 2026-06-13
   days on market $30,000 Active 311 DOM
8. 2026-06-10
   days on market $30,000 Active 309 DOM
9. 2026-06-09
   days on market $30,000 Active 308 DOM
10. 2026-06-08
    days on market $30,000 Active 307 DOM
11. 2026-06-07
    days on market $30,000 Active 306 DOM
12. 2026-06-05
    days on market $30,000 Active 303 DOM
13. 2026-06-02
    days on market $30,000 Active 301 DOM
14. 2026-06-01
    days on market $30,000 Active 300 DOM
15. 2026-05-31
    days on market $30,000 Active 299 DOM
16. 2026-05-30
    days on market $30,000 Active 298 DOM
17. 2024-07-11
    listed $30,000 Active 727-char remark

    Show marketing remark (727 chars)

    Investor Opportunity! This 3-bedroom, 2-bath home with 1,008 square feet of living space is situated on a 0.13-acre lot and presents a great flip or investment property. The home has sustained hurricane damage and requires extensive repairs, including new drywall, flooring, cabinets, and rewiring. Enter at your own risk; mold may be present. Located in Flood Zone X, ensuring no flood risk. All measurements are approximate. The seller will make no repairs and will not allow an inspection period after an offer is made. All inspections must be completed before submitting an offer. Seller also owns 413 & 413 1/2 Cherry Street, located on the front half of lot and is willing to sell both properties as a package deal.

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% 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: $12,946
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$873
• Taxable income: $7,722
• Est. tax owed @ 24.0%: −$1,853
• After-tax cash flow: $5,887/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 · 13 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and maintenance, including a new roof and siding, interior repairs, and landscaping. Significant improvements would be needed to increase its resale and rental value.

Repairs flagged

• Major roof — Missing or damaged roof shingles.
• Major exterior siding — Weathered siding.
• Major interior walls — Paint peeling and general wear and tear.
• Major kitchen countertops — Damaged and exposed subflooring.
• Major bathroom fixtures — Damaged and missing tiles.
• Major windows — Missing or damaged window frames and glass.

Value-add opportunities

• Both New roof and siding — Both resale and rental value would be significantly increased by a new roof and siding.
• Both Interior repairs and painting — Interior repairs and painting would improve the home's appearance and functionality, attracting more buyers and renters.
• Both Landscaping and curb appeal — A well-maintained exterior and landscaping would enhance the home's curb appeal and attract more buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing or damaged roof shingles.	Major	$15,000–50,000
exterior siding · Weathered siding.	Major	$15,000–50,000
interior walls · Paint peeling and general wear and tear.	Major	$15,000–50,000
kitchen countertops · Damaged and exposed subflooring.	Major	$15,000–50,000
bathroom fixtures · Damaged and missing tiles.	Major	$15,000–50,000
windows · Missing or damaged window frames and glass.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both New roof and siding — Both resale and rental value would be significantly increased by a new roof and siding. ↑
• Both Interior repairs and painting — Interior repairs and painting would improve the home's appearance and functionality, attracting more buyers and renters. ↑
• Both Landscaping and curb appeal — A well-maintained exterior and landscaping would enhance the home's curb appeal and attract more buyers and renters. ↑

ⓘ 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): 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

1 event — show timeline

• 2024-07-11 Listed $30,000 SWLAR