645 Gulf St · Lake Charles, LA 70601

$154,900

2 bd · 2.0 ba · 1,729 sqft · SingleFamily · 318 Days on market

Built 1980 0.30 ac lot $90/sqft · at area comps Est $154k · at est.

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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 +7.3/15.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• 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

This spacious home offers two bedrooms, two bathrooms and a bonus room which could be used as a bedroom, theater room, or multiple other uses. The interior of the home has been freshly painted and the plumbing and electrical have been upgraded. Easy access to I-210. Located near many eateries, places of worship, shopping and movie theaters, etc. Do not miss on this one, schedule your showing today. All measurements are m/l.

Key facts

• Plumbing upgraded
• Electrical upgraded
• Bonus room

Tags

• BONUS ROOM
• FRESHLY PAINTED
• PLUMBING UPGRADED
• ELECTRICAL UPGRADED
• EASY ACCESS TO I-210
• NEAR EATERIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $191 ($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 $139k (10.1% below list).
• Recommended offer: $136k (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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 33% 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 $1k of loan paydown is wiped out by about $5k 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 318 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $155k implies a 210% 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 $136,312 (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. 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: 0.90% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

• ARV (median comp): $154,117
• List price: $154,900
• Delta: 0.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Gulf St	0.19mi	3/2.0 (+1)	1,575 (-9%)	6mo	$125,000	$79	66
903 14th St	0.62mi	3/2.0 (+1)	1,850 (+7%)	1mo	$43,500	$24	54
3526 Center St	0.70mi	3/1.0 (+1)	1,805 (+4%)	1mo	$75,000	$42	50
221 W Hale St W	0.60mi	3/2.0 (+1)	1,498 (-13%)	9mo	$200,000	$134	38
2708 1st Ave	0.64mi	3/1.0 (+1)	1,519 (-12%)	14mo	$71,500	$47	29

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-8,416
• Equity at exit: $23,096

10-year hold

• IRR: 7.6%
• Equity multiple: 1.65×
• Total profit: $28,154
• Equity at exit: $13,393

Cash invested: $43,372 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$812
• Tax from tax record: −$32 /mo · $384/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $191

Break-even live

Break-even rent $1,150

Max offer price $154,900

Occupancy floor 81%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	0.34mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	0.63mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	20d	1	0.65mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,333	$1.26	13d	1	0.72mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.72mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	20d	1	0.73mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	0.81mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	43d	1	1.02mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	1.03mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	43d	1	1.04mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	43d	1	1.05mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	43d	1	1.10mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$994	$1.05	13d	6	1.23mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	43d	1	1.34mi

Listing history 20 events

1. 2026-06-19
   days on market $154,900 Active 318 DOM
2. 2026-06-18
   days on market $154,900 Active 317 DOM
3. 2026-06-17
   days on market $154,900 Active 316 DOM
4. 2026-06-16
   days on market $154,900 Active 315 DOM
5. 2026-06-15
   days on market $154,900 Active 314 DOM
6. 2026-06-14
   days on market $154,900 Active 312 DOM
7. 2026-06-13
   days on market $154,900 Active 311 DOM
8. 2026-06-10
   days on market $154,900 Active 309 DOM
9. 2026-06-09
   days on market $154,900 Active 308 DOM
10. 2026-06-08
    days on market $154,900 Active 307 DOM
11. 2026-06-07
    days on market $154,900 Active 306 DOM
12. 2026-06-05
    days on market $154,900 Active 303 DOM
13. 2026-06-02
    days on market $154,900 Active 301 DOM
14. 2026-06-01
    days on market $154,900 Active 300 DOM
15. 2026-05-31
    days on market $154,900 Active 299 DOM
16. 2026-05-30
    days on market $154,900 Active 298 DOM
17. 2026-02-03
    price $154,900 427-char remark

    Show marketing remark (427 chars)

    This spacious home offers two bedrooms, two bathrooms and a bonus room which could be used as a bedroom, theater room, or multiple other uses. The interior of the home has been freshly painted and the plumbing and electrical have been upgraded. Easy access to I-210. Located near many eateries, places of worship, shopping and movie theaters, etc. Do not miss on this one, schedule your showing today. All measurements are m/l.

18. 2025-09-16
    price $159,900 427-char remark

    Show marketing remark (427 chars)

    This spacious home offers two bedrooms, two bathrooms and a bonus room which could be used as a bedroom, theater room, or multiple other uses. The interior of the home has been freshly painted and the plumbing and electrical have been upgraded. Easy access to I-210. Located near many eateries, places of worship, shopping and movie theaters, etc. Do not miss on this one, schedule your showing today. All measurements are m/l.

19. 2025-02-04
    listed $164,900 Active 427-char remark

    Show marketing remark (427 chars)

    This spacious home offers two bedrooms, two bathrooms and a bonus room which could be used as a bedroom, theater room, or multiple other uses. The interior of the home has been freshly painted and the plumbing and electrical have been upgraded. Easy access to I-210. Located near many eateries, places of worship, shopping and movie theaters, etc. Do not miss on this one, schedule your showing today. All measurements are m/l.

20. 2023-10-27
    soldstatus $50,000

ⓘ 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: $384 · $32/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$468/yr (+$39/mo · 121.9%)

ⓘ 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 (unshaded) · 22% 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: $16,707
• − Mortgage interest: −$8,677
• − Property taxes: −$384
• − Insurance: −$774
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,506
• Taxable loss: −$308
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $2,366/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

+209.8% since first listed

4 events — show timeline

• 2026-02-03 Price Changed $154,900 SWLAR
• 2025-09-16 Price Changed $159,900 SWLAR
• 2025-02-04 Listed $164,900 SWLAR
• 2023-10-27 Sold (Public Records) $50,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $384 · +1.3% YoY. Source: county tax records.