1408 13th St · Lake Charles, LA 70601

$149,900

3 bd · 2.0 ba · 1,957 sqft · SingleFamily · 106 Days on market

Built 1960 7,840 sqft lot $77/sqft · 10% below area Est $166k · 10% under ↓ 6% since listing

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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 +23.0/30.0
• ARV discount +11.8/15.0
• DSCR +7.4/10.0
• 1% rule +4.9/10.0
• 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

Traditional gem tucked away in the Oak Park Subdivision. This move in ready homestead is a promising find for a buyer that desires a special place to call home. Its spacious accommodations greet you at the door as you walk into a living room with newly updated flooring paired with a neutral coordinating color palette throughout. A separate dining room makes easy for intimate family time together during dinners. An additional family room allows another area for gathering while entertaining a sizable group. Large bedroom spaces for a growing family is a surety offered to any home shopper. The master suite is roomy and ready to provide comfort by way of a considerate bath area for privacy in the owner's space and a large walk-in closet. The galley kitchen presents amply counter space and lots of top and bottom cabinetry storage to include a gas burning stove and stainless refrigerator. A generous sized utility room is tailored to fit all your laundering needs. Covered parking keeps you out of the elements in transitioning in and out of the home and a fenced in yard is another added incentive to this great find. Complete fenced yard with rear storage building completes the offering of what makes this an ideal home.

Key facts

• Master suite
• Galley kitchen
• Separate dining room

Tags

• OAK PARK SUBDIVISION
• SEPARATE DINING ROOM
• ADDITIONAL FAMILY ROOM
• MASTER SUITE
• LARGE WALK-IN CLOSET
• GALLEY KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $267 ($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 $148k (1.1% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 36% 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 $4k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.99% ✗
• Cap rate: 8.43%
• Cash-on-cash: 7.62%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (median comp): $165,747
• List price: $149,900
• Delta: -9.56%
• 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
1414 12th St St	0.11mi	3/2.0	1,973 (+1%)	9mo	$74,000	$38	86
1311 11th St	0.25mi	3/2.0	1,911 (-2%)	12mo	$216,000	$113	75
903 14th St	0.47mi	3/2.0	1,850 (-6%)	1mo	$43,500	$24	68
1721 11th St	0.33mi	3/2.0	1,856 (-5%)	11mo	$105,000	$57	67
2016 10th St St	0.57mi	4/2.0 (+1)	1,900 (-3%)	6mo	$159,900	$84	58
1319 9th St	0.41mi	3/2.0	1,736 (-11%)	12mo	$222,000	$128	52
2026 18th St	0.62mi	3/3.0	2,100 (+7%)	11mo	$225,000	$107	45
1410 Louisiana Ave	0.72mi	3/2.0	1,700 (-13%)	3mo	$264,900	$156	42
2113 13th St	0.59mi	3/2.0	1,710 (-13%)	12mo	$125,000	$73	42
1102 9th St	0.46mi	3/3.0	2,248 (+15%)	11mo	$283,400	$126	40
1519 20th St	0.58mi	3/2.0	1,744 (-11%)	19mo	$87,000	$50	39
1909 20th St	0.70mi	3/2.0	1,776 (-9%)	20mo	$72,500	$41	35

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,470
• Equity at exit: $22,351

10-year hold

• IRR: 11.0%
• Equity multiple: 1.97×
• Total profit: $40,919
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$786
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $267

Break-even live

Break-even rent $1,145

Max offer price $149,900

Occupancy floor 77%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	20d	1	0.24mi
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	20d	1	0.46mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	0.84mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	43d	1	1.04mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	1.19mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	43d	1	1.23mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	1.24mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	20d	1	1.29mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	1.32mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	43d	1	1.32mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	1.44mi

Listing history 18 events

1. 2026-06-19
   days on market $149,900 Active 106 DOM
2. 2026-06-18
   days on market $149,900 Active 105 DOM
3. 2026-06-17
   days on market $149,900 Active 104 DOM
4. 2026-06-16
   days on market $149,900 Active 103 DOM
5. 2026-06-15
   days on market $149,900 Active 102 DOM
6. 2026-06-14
   days on market $149,900 Active 100 DOM
7. 2026-06-13
   days on market $149,900 Active 99 DOM
8. 2026-06-10
   days on market $149,900 Active 97 DOM
9. 2026-06-09
   days on market $149,900 Active 96 DOM
10. 2026-06-08
    days on market $149,900 Active 95 DOM
11. 2026-06-07
    days on market $149,900 Active 94 DOM
12. 2026-06-05
    days on market $149,900 Active 91 DOM
13. 2026-06-02
    days on market $149,900 Active 89 DOM
14. 2026-06-01
    days on market $149,900 Active 88 DOM
15. 2026-05-31
    days on market $149,900 Active 87 DOM
16. 2026-05-30
    days on market $149,900 Active 86 DOM
17. 2026-05-12
    price $149,900 1230-char remark

    Show marketing remark (1230 chars)

    Traditional gem tucked away in the Oak Park Subdivision. This move in ready homestead is a promising find for a buyer that desires a special place to call home. Its spacious accommodations greet you at the door as you walk into a living room with newly updated flooring paired with a neutral coordinating color palette throughout. A separate dining room makes easy for intimate family time together during dinners. An additional family room allows another area for gathering while entertaining a sizable group. Large bedroom spaces for a growing family is a surety offered to any home shopper. The master suite is roomy and ready to provide comfort by way of a considerate bath area for privacy in the owner's space and a large walk-in closet. The galley kitchen presents amply counter space and lots of top and bottom cabinetry storage to include a gas burning stove and stainless refrigerator. A generous sized utility room is tailored to fit all your laundering needs. Covered parking keeps you out of the elements in transitioning in and out of the home and a fenced in yard is another added incentive to this great find. Complete fenced yard with rear storage building completes the offering of what makes this an ideal home.

18. 2026-03-06
    listed $159,000 Active 1230-char remark

    Show marketing remark (1230 chars)

    Traditional gem tucked away in the Oak Park Subdivision. This move in ready homestead is a promising find for a buyer that desires a special place to call home. Its spacious accommodations greet you at the door as you walk into a living room with newly updated flooring paired with a neutral coordinating color palette throughout. A separate dining room makes easy for intimate family time together during dinners. An additional family room allows another area for gathering while entertaining a sizable group. Large bedroom spaces for a growing family is a surety offered to any home shopper. The master suite is roomy and ready to provide comfort by way of a considerate bath area for privacy in the owner's space and a large walk-in closet. The galley kitchen presents amply counter space and lots of top and bottom cabinetry storage to include a gas burning stove and stainless refrigerator. A generous sized utility room is tailored to fit all your laundering needs. Covered parking keeps you out of the elements in transitioning in and out of the home and a fenced in yard is another added incentive to this great find. Complete fenced yard with rear storage building completes the offering of what makes this an ideal home.

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$157/yr (+$13/mo · 23.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $17,786
• − Mortgage interest: −$8,397
• − Property taxes: −$668
• − Insurance: −$750
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$4,361
• Taxable income: $765
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $3,017/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

-5.7% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $149,900 SWLAR
• 2026-03-06 Listed $159,000 SWLAR

Property tax history

-0.7%/yr

Latest (2025): $668 · +1.3% YoY. Source: county tax records.