2320 Lake St · Lake Charles, LA 70601

$147,000

3 bd · 2.5 ba · 1,756 sqft · SingleFamily · 149 Days on market

Built 1984 2,178 sqft lot $84/sqft · 31% below area Est $213k · 31% under $108/mo HOA · 6% of rent

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.8/10.0
• 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

Welcome to this beautifully updated condo featuring new windows, fresh exterior paint, and an inviting layout with two spacious living areas. The main living room offers soaring cathedral ceilings, filling the space with natural light and creating an open, airy feel. All bedrooms are conveniently located upstairs, providing privacy and separation from the main living spaces. The condo also includes a cozy back patio, perfect for relaxing or entertaining. Ideally situated close to downtown, shopping, and a variety of restaurants, this home offers both comfort and convenience. Whether you’re a first-time buyer, investor, or looking to downsize, this property is move-in ready and full of potential. Don’t miss your chance to make it yours!

Key facts

• Cozy back patio
• Fresh exterior paint
• New windows

Tags

• NEW WINDOWS
• FRESH EXTERIOR PAINT
• TWO SPACIOUS LIVING AREAS
• COZY BACK PATIO
• CLOSE TO DOWNTOWN
• VARIETY OF RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $25 ($297/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $129k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $1,885/mo this rent would consume 45% 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 $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.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $129,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.28% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 6.5

CMA / ARV

• ARV (median comp): $213,416
• List price: $147,000
• Delta: -31.12%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2018 La Cache Dr	0.40mi	3/2.0	1,806 (+3%)	1mo	$290,000	$161	74
730 Louie St	0.10mi	3/1.5	1,878 (+7%)	9mo	$70,000	$37	72
2410 Norben Dr	0.38mi	3/2.0	1,780 (+1%)	7mo	$249,000	$140	72
1801 Foster St	0.58mi	3/2.5	1,774 (+1%)	1mo	$285,000	$161	70
2124 La Cache Dr	0.38mi	3/2.0	1,817 (+4%)	9mo	$280,000	$154	67
2107 Lake St	0.18mi	4/2.0 (+1)	1,848 (+5%)	11mo	$135,000	$73	67
503 W Sallier St W	0.43mi	3/2.0	1,620 (-8%)	2mo	$218,000	$135	64
1939 Barbe St	0.30mi	3/2.5	1,980 (+13%)	6mo	$329,500	$166	60
2111 St Joseph Ave	0.41mi	3/2.5	1,943 (+11%)	9mo	$367,000	$189	56
2225 La Cache Dr	0.36mi	3/2.0	1,541 (-12%)	10mo	$267,500	$174	52
2213 Ernest Street St	0.57mi	3/1.0	1,520 (-13%)	7mo	$50,000	$33	39
2918 Cypress St	0.60mi	2/1.0 (-1)	1,592 (-9%)	11mo	$90,000	$57	36

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: -10.0%
• Equity multiple: 0.62×
• Total profit: $-15,715
• Equity at exit: $21,918

10-year hold

• IRR: 4.7%
• Equity multiple: 1.41×
• Total profit: $16,848
• Equity at exit: $12,710

Cash invested: $41,160 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,885 high
• Mortgage (P&I): −$771
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$61
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$108
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $25

Break-even live

Break-even rent $1,854

Max offer price $147,000

Occupancy floor 94%

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	20d	1	0.33mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	0.63mi
1415 William St Lake Charles, LA	3.0	2.5	2289	$2,800	$1.22	43d	1	0.73mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	43d	1	0.74mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	43d	1	0.90mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	43d	1	1.12mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	1.25mi

HOA detail

• Monthly dues: $108 · $1,296/yr

Listing history 29 events

1. 2026-06-19
   days on market $147,000 Active 149 DOM
2. 2026-06-18
   days on market $147,000 Active 148 DOM
3. 2026-06-17
   days on market $147,000 Active 147 DOM
4. 2026-06-16
   days on market $147,000 Active 146 DOM
5. 2026-06-15
   days on market $147,000 Active 145 DOM
6. 2026-06-14
   days on market $147,000 Active 143 DOM
7. 2026-06-13
   days on market $147,000 Active 142 DOM
8. 2026-06-10
   days on market $147,000 Active 140 DOM
9. 2026-06-09
   days on market $147,000 Active 139 DOM
10. 2026-06-08
    days on market $147,000 Active 138 DOM
11. 2026-06-07
    days on market $147,000 Active 137 DOM
12. 2026-06-05
    days on market $147,000 Active 134 DOM
13. 2026-06-02
    days on market $147,000 Active 132 DOM
14. 2026-06-01
    days on market $147,000 Active 131 DOM
15. 2026-05-31
    days on market $147,000 Active 130 DOM
16. 2026-05-30
    days on market $147,000 Active 129 DOM
17. 2026-04-27
    price $147,000 757-char remark

    Show marketing remark (757 chars)

    Welcome to this beautifully updated condo featuring new windows, fresh exterior paint, and an inviting layout with two spacious living areas. The main living room offers soaring cathedral ceilings, filling the space with natural light and creating an open, airy feel. All bedrooms are conveniently located upstairs, providing privacy and separation from the main living spaces. The condo also includes a cozy back patio, perfect for relaxing or entertaining. Ideally situated close to downtown, shopping, and a variety of restaurants, this home offers both comfort and convenience. Whether you’re a first-time buyer, investor, or looking to downsize, this property is move-in ready and full of potential. Don’t miss your chance to make it yours!

18. 2026-03-30
    price $157,000 757-char remark

    Show marketing remark (757 chars)

    Welcome to this beautifully updated condo featuring new windows, fresh exterior paint, and an inviting layout with two spacious living areas. The main living room offers soaring cathedral ceilings, filling the space with natural light and creating an open, airy feel. All bedrooms are conveniently located upstairs, providing privacy and separation from the main living spaces. The condo also includes a cozy back patio, perfect for relaxing or entertaining. Ideally situated close to downtown, shopping, and a variety of restaurants, this home offers both comfort and convenience. Whether you’re a first-time buyer, investor, or looking to downsize, this property is move-in ready and full of potential. Don’t miss your chance to make it yours!

19. 2026-01-21
    listed $162,000 Active 757-char remark

    Show marketing remark (757 chars)

    Welcome to this beautifully updated condo featuring new windows, fresh exterior paint, and an inviting layout with two spacious living areas. The main living room offers soaring cathedral ceilings, filling the space with natural light and creating an open, airy feel. All bedrooms are conveniently located upstairs, providing privacy and separation from the main living spaces. The condo also includes a cozy back patio, perfect for relaxing or entertaining. Ideally situated close to downtown, shopping, and a variety of restaurants, this home offers both comfort and convenience. Whether you’re a first-time buyer, investor, or looking to downsize, this property is move-in ready and full of potential. Don’t miss your chance to make it yours!

20. 2024-06-13
    historical $1,525
21. 2024-04-26
    price $1,525
22. 2024-04-12
    listed $1,625
23. 2024-04-10
    historical $1,625
24. 2024-04-02
    listed $1,625
25. 2021-07-23
    soldstatus $154,000
26. 2014-02-28
    soldstatus $118,000
27. 2011-01-24
    soldstatus $88,000
28. 2010-11-15
    soldstatus $114,805
29. 2000-07-05
    soldstatus $86,000

ⓘ 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: $1,175 · $98/mo
• Projected year-2 tax: $1,175 · $98/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 6/10 Major FEMA zone AE · 65% 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: $22,623
• − Mortgage interest: −$8,234
• − Property taxes: −$1,175
• − Insurance: −$5,854
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − HOA: −$1,296
• − Depreciation: −$4,276
• Taxable loss: −$1,832
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $737/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

+70.9% since first listed

13 events — show timeline

• 2026-04-27 Price Changed $147,000 SWLAR
• 2026-03-30 Price Changed $157,000 SWLAR
• 2026-01-21 Listed $162,000 SWLAR
• 2024-06-13 Rental Removed $1,525 APPFOLIO
• 2024-04-26 Price Changed $1,525 APPFOLIO
• 2024-04-12 Listed for Rent $1,625 APPFOLIO
• 2024-04-10 Rental Removed $1,625 APPFOLIO
• 2024-04-02 Listed for Rent $1,625 APPFOLIO
• 2021-07-23 Sold (Public Records) $154,000 Public Records
• 2014-02-28 Sold (Public Records) $118,000 Public Records
• 2011-01-24 Sold (Public Records) $88,000 Public Records
• 2010-11-15 Sold (Public Records) $114,805 Public Records
• 2000-07-05 Sold (Public Records) $86,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,175 · +2.4% YoY. Source: county tax records.