4709 Canal St · Lake Charles, LA 70605

$189,000

5 bd · 3.0 ba · 3,139 sqft · SingleFamily · 193 Days on market

Built 1970 Fair condition 0.36 ac lot $60/sqft · 40% below area Est $314k · 40% under ↓ 7% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property features a 5-bedroom, 3-bath floor plan spanning over 3,100 square feet, set on 0.36 acres within the city limits of Lake Charles. Schedule your viewing today!

Key facts

• 0.36 acre lot
• Built 1970
• Listed 192 days

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $189k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 4.2% 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.
• Zoned schools: A. A. Nelson Elementary School (math 36% / reading 52%, grade F, #191 of 646 statewide, top 30%, 741 students, 55% FRL); F. K. White Middle School (math 26% / reading 39%, grade F, #104 of 218 statewide, top 48%, 661 students, 67% FRL); Alfred M. Barbe High School (math 41% / reading 56%, grade D, #41 of 265 statewide, top 16%, 1,991 students, 41% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 544 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $3,445/mo this rent would consume 48% of the median local household income ($86k/yr) (locally 17% 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 $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 $53k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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: 1.82% ✓
• Cap rate: 16.02%
• Cash-on-cash: 34.76%
• DSCR: 2.55
• GRM: 4.6

CMA / ARV

• ARV (median comp): $313,650
• List price: $189,000
• Delta: -39.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 Westmoreland St	0.31mi	4/2.5 (-1)	3,401 (+8%)	3mo	$370,000	$109	62
601 Archwood St	0.62mi	4/3.5 (-1)	2,943 (-6%)	1mo	$482,500	$164	53
1412 W Mcneese St W	0.56mi	4/2.5 (-1)	2,880 (-8%)	10mo	$460,000	$160	45
318 Hampton Ct	0.63mi	4/2.0 (-1)	2,793 (-11%)	1mo	$350,000	$125	42
936 Chartres Dr	0.65mi	4/3.0 (-1)	2,714 (-14%)	2mo	$479,000	$176	40
4318 Poydras Dr	0.60mi	4/3.5 (-1)	2,694 (-14%)	21mo	$430,000	$160	24

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: 35.6%
• Equity multiple: 2.61×
• Total profit: $85,182
• Equity at exit: $28,181

10-year hold

• IRR: 44.8%
• Equity multiple: 6.34×
• Total profit: $282,670
• Equity at exit: $16,341

Cash invested: $52,920 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 10 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $429,900 ($126/sqft)
• Median days on market: 131 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -20.9% vs current asking $/sqft

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

ZIP-level market 70605

• Rents YoY: 15.1%
• Active inventory: 544
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,445 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $1,533

Break-even live

Break-even rent $1,505

Max offer price $189,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,640	-5% $1,586	+0% $1,533	+5% $1,479	+10% $1,426
Rent	-10% $1,261	-5% $1,397	+0% $1,533	+5% $1,669	+10% $1,805
Rate	-1.0pp $1,628	-0.5pp $1,581	base $1,533	+0.5pp $1,484	+1.0pp $1,434

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: $47,250
• Closing costs: $5,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5124 E Worthington Dr Lake Charles, LA	5.0	4.5	3536	$5,200	$1.47	93d	1	0.60mi
1549 L'Acadie Dr Lake Charles, LA	4.0	4.0	3100	$3,550	$1.15	62d	1	0.79mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	93d	1	1.45mi

Property features AI

Finance

• Other: Directions: From I-210, south on Lake Street to Country Club Road, turn west one block to Canal Street; house on the left
• HOA & community: No association

Exterior

• Utilities: Public sewerCable, electricity, phone, sewer and water available
• Home design: Built in 1970Single property with approximately 3,139 living area
• Exterior features: City lotRectangular lotLot dimensions approximately 90 x 174

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: No fireplaceCentral heating and central air

Listing history 50 events

1. 2026-08-08
   days on market $189,000 Active 193 DOM
2. 2026-08-07
   days on market $189,000 Active 192 DOM
3. 2026-08-06
   days on market $189,000 Active 191 DOM
4. 2026-08-05
   days on market $189,000 Active 190 DOM
5. 2026-08-04
   days on market $189,000 Active 189 DOM
6. 2026-08-03
   days on market $189,000 Active 188 DOM
7. 2026-07-31
   days on market $189,000 Active 185 DOM
8. 2026-07-29
   days on market $189,000 Active 183 DOM
9. 2026-07-27
   days on market $189,000 Active 181 DOM
10. 2026-07-25
    days on market $189,000 Active 179 DOM
11. 2026-07-23
    days on market $189,000 Active 177 DOM
12. 2026-07-22
    days on market $189,000 Active 176 DOM
13. 2026-07-21
    days on market $189,000 Active 175 DOM
14. 2026-07-18
    days on market $189,000 Active 172 DOM
15. 2026-07-16
    days on market $189,000 Active 170 DOM
16. 2026-07-16
    days on market $189,000 Active 169 DOM
17. 2026-07-14
    days on market $189,000 Active 168 DOM
18. 2026-07-13
    days on market $189,000 Active 167 DOM
19. 2026-07-12
    days on market $189,000 Active 166 DOM
20. 2026-07-11
    days on market $189,000 Active 165 DOM
21. 2026-07-10
    days on market $189,000 Active 164 DOM
22. 2026-07-09
    days on market $189,000 Active 163 DOM
23. 2026-07-08
    days on market $189,000 Active 162 DOM
24. 2026-07-07
    days on market $189,000 Active 161 DOM
25. 2026-07-06
    days on market $189,000 Active 160 DOM
26. 2026-07-05
    days on market $189,000 Active 159 DOM
27. 2026-07-04
    days on market $189,000 Active 158 DOM
28. 2026-07-03
    days on market $189,000 Active 157 DOM
29. 2026-07-03
    days on market $189,000 Active 156 DOM
30. 2026-07-01
    days on market $189,000 Active 155 DOM
31. 2026-06-30
    days on marketlisting id $189,000 Active 154 DOM
32. 2026-06-30
    days on marketlisting id $189,000 Active 1 DOM
33. 2026-06-29
    price $189,000 Active 153 DOM

    Show marketing remark (173 chars)

    This property features a 5-bedroom, 3-bath floor plan spanning over 3,100 square feet, set on 0.36 acres within the city limits of Lake Charles. Schedule your viewing today!

34. 2026-06-29
    days on market $204,000 Active 153 DOM

    Show marketing remark (173 chars)

    This property features a 5-bedroom, 3-bath floor plan spanning over 3,100 square feet, set on 0.36 acres within the city limits of Lake Charles. Schedule your viewing today!

35. 2026-06-28
    days on market $204,000 Active 152 DOM
36. 2026-06-28
    days on market $204,000 Active 151 DOM
37. 2026-06-27
    days on market $204,000 Active 150 DOM
38. 2026-06-25
    days on market $204,000 Active 148 DOM
39. 2026-06-23
    days on market $204,000 Active 146 DOM
40. 2026-06-21
    days on market $204,000 Active 145 DOM
41. 2026-06-19
    days on market $204,000 Active 143 DOM
42. 2026-06-18
    days on market $204,000 Active 142 DOM
43. 2026-06-17
    days on market $204,000 Active 141 DOM
44. 2026-06-16
    days on market $204,000 Active 140 DOM
45. 2026-06-15
    days on market $204,000 Active 139 DOM
46. 2026-06-14
    days on market $204,000 Active 137 DOM
47. 2026-06-13
    days on market $204,000 Active 136 DOM
48. 2026-06-10
    days on market $204,000 Active 134 DOM
49. 2026-06-09
    days on market $204,000 Active 133 DOM
50. 2026-06-08
    days on market $204,000 Active 132 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: $1,432 · $119/mo
• Projected year-2 tax: $1,432 · $119/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $41,346
• − Mortgage interest: −$10,587
• − Property taxes: −$1,432
• − Insurance: −$945
• − Repairs & maintenance: −$3,308
• − Management: −$3,308
• − Depreciation: −$5,498
• Taxable income: $16,268
• Est. tax owed @ 24.0%: −$3,904
• After-tax cash flow: $14,488/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $78,475–$141,255 screening

This home requires moderate renovations, focusing on structural repairs and interior updates to significantly enhance its value.

Deferred maintenance Est. $80,000–$240,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Water_heater (water heater) — No water heater visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls visible in photos
• Major Other — No other components visible in photos

Repairs flagged

• Major Exposed wiring in kitchen — Safety hazard
• Major Damaged vanity in bathroom — Needs replacement
• Major Exposed drywall in kitchen — Structural issue
• Major Water heater — Needs replacement

Value-add opportunities

• Both Paint and drywall repairs — Enhances curb appeal and interior condition ↑
• Both New flooring — Improves aesthetics and durability ↑
• Both Kitchen and bathroom updates — Modernizes spaces and increases appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 43/100

Zoned Schools

Elementary A. A. Nelson Elementary School F LA #191/646 Nat'l #17,190/41,679 Middle S. J. Welsh Middle School F LA #84/218 Nat'l #7,206/14,009 High Alfred M. Barbe High School D LA #41/265 Nat'l #6,127/17,239

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): 40,482
• Household income: $86,015
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 17% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Other: Directions: From I-210, south on Lake Street to Country Club Road, turn west one block to Canal Street; house on the left
• HOA & community: No association

Exterior

• Utilities: Public sewerCable, electricity, phone, sewer and water available
• Home design: Built in 1970Single property with approximately 3,139 living area
• Exterior features: City lotRectangular lotLot dimensions approximately 90 x 174

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: No fireplaceCentral heating and central air

Price history

-7.4% since first listed

3 events — show timeline

• 2026-06-29 Price Changed $189,000 SWLAR
• 2026-01-27 Listed $189,000 Greater Lansing AoR
• 2026-01-27 Listed $204,000 SWLAR

Property tax history

+3.7%/yr

Latest (2025): $1,432 · +2.4% YoY. Source: county tax records.