820 Holly St · Lake Charles, LA 70601

$228,000

4 bd · 2.5 ba · 2,334 sqft · SingleFamily · 290 Days on market

Built 1980 0.49 ac lot $98/sqft · 18% below area Est $277k · 18% under

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Why this score? — see what drove the C 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled home in established neighborhood and in Barbe High District (buyer to verify) on 0.48 acre lot, which is enough space for your future swimming pool. 4 bedrooms, 2 full and 1 half bathrooms, laundry room with another half bathroom, very large living room (21.5'x21.5') with wood burning fireplace, and also very large family room (22.5'x 19.5') with gas fireplace. Beautiful granite kitchen countertops, new bathrooms, windows, light fixtures, paint, flooring and more. Two A/C & heating units, one A/C compressor (outside unit) was installed in 2020. A must-see!

Key facts

• 0.48 acre lot
• Swimming pool
• Gas fireplace

Tags

• 0.48 ACRE LOT
• SWIMMING POOL
• GRANITE KITCHEN COUNTERTOPS
• NEW BATHROOMS
• WOOD BURNING FIREPLACE
• GAS FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/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 $212k (6.8% below list).
• Recommended offer: $201k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $2,124/mo this rent would consume 51% of the median local household income ($50k/yr) (locally 1304% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 290 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $228k implies a 75% gain — meaningful room to come down on a strong offer.

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 $200,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (median comp): $276,555
• List price: $228,000
• Delta: -17.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 Benvue Ln	0.61mi	4/3.0	2,340 (+0%)	14mo	$423,500	$181	58
901 Fair Oaks Ln	0.58mi	3/2.0 (-1)	2,293 (-2%)	7mo	$180,000	$78	57
1450 N Chateau Cir N	0.71mi	4/2.0	2,439 (+4%)	2mo	$390,000	$160	55
1016 Audubon St	0.61mi	4/3.0	2,519 (+8%)	1mo	$317,500	$126	55
817 Audubon St	0.64mi	4/2.0	2,453 (+5%)	8mo	$320,000	$130	53
1201 Belle Alee Ln	0.51mi	3/2.0 (-1)	2,218 (-5%)	10mo	$980,000	$442	53
700 W Lagrange St W	0.48mi	4/2.0	2,657 (+14%)	2mo	$275,000	$104	51
916 Treasure Ln	0.66mi	4/2.5	2,202 (-6%)	13mo	$385,000	$175	49
1202 Saint Bridget Ln	0.74mi	4/3.5	2,560 (+10%)	2mo	$510,000	$199	44
514 Julius St	0.67mi	3/2.5 (-1)	2,201 (-6%)	13mo	$305,000	$139	43
612 Blackman St	0.67mi	3/2.0 (-1)	2,151 (-8%)	8mo	$320,000	$149	42
2136 La Cache Dr	0.75mi	3/2.0 (-1)	2,443 (+5%)	14mo	$295,000	$121	39

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: -4.9%
• Equity multiple: 0.81×
• Total profit: $-12,130
• Equity at exit: $33,996

10-year hold

• IRR: 7.8%
• Equity multiple: 1.67×
• Total profit: $42,870
• Equity at exit: $19,713

Cash invested: $63,840 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,124 high
• Mortgage (P&I): −$1,196
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $281

Break-even live

Break-even rent $1,769

Max offer price $228,000

Occupancy floor 82%

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 William St Lake Charles, LA	3.0	2.5	2289	$2,800	$1.22	43d	1	0.94mi
3708 Nelson Rd Lake Charles, LA	3.0	2.0	2020	$1,400	$0.69	43d	1	1.10mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	43d	1	1.21mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	43d	1	1.36mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	43d	1	1.45mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	1.48mi

Listing history 7 events

1. 2026-04-29
   price $228,000 578-char remark

   Show marketing remark (578 chars)

   Remodeled home in established neighborhood and in Barbe High District (buyer to verify) on 0.48 acre lot, which is enough space for your future swimming pool. 4 bedrooms, 2 full and 1 half bathrooms, laundry room with another half bathroom, very large living room (21.5'x21.5') with wood burning fireplace, and also very large family room (22.5'x 19.5') with gas fireplace. Beautiful granite kitchen countertops, new bathrooms, windows, light fixtures, paint, flooring and more. Two A/C & heating units, one A/C compressor (outside unit) was installed in 2020. A must-see!

2. 2026-01-15
   price $234,800 578-char remark

   Show marketing remark (578 chars)

   Remodeled home in established neighborhood and in Barbe High District (buyer to verify) on 0.48 acre lot, which is enough space for your future swimming pool. 4 bedrooms, 2 full and 1 half bathrooms, laundry room with another half bathroom, very large living room (21.5'x21.5') with wood burning fireplace, and also very large family room (22.5'x 19.5') with gas fireplace. Beautiful granite kitchen countertops, new bathrooms, windows, light fixtures, paint, flooring and more. Two A/C & heating units, one A/C compressor (outside unit) was installed in 2020. A must-see!

3. 2025-08-27
   price $240,000 578-char remark

   Show marketing remark (578 chars)

   Remodeled home in established neighborhood and in Barbe High District (buyer to verify) on 0.48 acre lot, which is enough space for your future swimming pool. 4 bedrooms, 2 full and 1 half bathrooms, laundry room with another half bathroom, very large living room (21.5'x21.5') with wood burning fireplace, and also very large family room (22.5'x 19.5') with gas fireplace. Beautiful granite kitchen countertops, new bathrooms, windows, light fixtures, paint, flooring and more. Two A/C & heating units, one A/C compressor (outside unit) was installed in 2020. A must-see!

4. 2025-04-23
   listed $243,800 Active 578-char remark

   Show marketing remark (578 chars)

   Remodeled home in established neighborhood and in Barbe High District (buyer to verify) on 0.48 acre lot, which is enough space for your future swimming pool. 4 bedrooms, 2 full and 1 half bathrooms, laundry room with another half bathroom, very large living room (21.5'x21.5') with wood burning fireplace, and also very large family room (22.5'x 19.5') with gas fireplace. Beautiful granite kitchen countertops, new bathrooms, windows, light fixtures, paint, flooring and more. Two A/C & heating units, one A/C compressor (outside unit) was installed in 2020. A must-see!

5. 2019-05-13
   soldstatus 114-char remark

   Show marketing remark (114 chars)

   This large 3 bedroom, 2 1/2 bath home has two living areas with separate fireplaces, home office and storage area!

6. 2019-05-13
   soldstatus $130,000

   Show marketing remark (114 chars)

   This large 3 bedroom, 2 1/2 bath home has two living areas with separate fireplaces, home office and storage area!

7. 2019-02-07
   listed $159,900 114-char remark

   Show marketing remark (114 chars)

   This large 3 bedroom, 2 1/2 bath home has two living areas with separate fireplaces, home office and storage area!

ⓘ 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: $1,283 · $107/mo
• Projected year-2 tax: $1,283 · $107/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 (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: $25,493
• − Mortgage interest: −$12,772
• − Property taxes: −$1,283
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$6,633
• Taxable loss: −$413
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $3,468/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

+42.6% since first listed

7 events — show timeline

• 2026-04-29 Price Changed $228,000 SWLAR
• 2026-01-15 Price Changed $234,800 SWLAR
• 2025-08-27 Price Changed $240,000 SWLAR
• 2025-04-23 Listed $243,800 SWLAR
• 2019-05-13 Sold (Public Records) $130,000 Public Records
• 2019-05-13 Sold (MLS) — SWLAR
• 2019-02-07 Listed $159,900 SWLAR

Property tax history

+0.1%/yr

Latest (2025): $1,283 · +2.4% YoY. Source: county tax records.