415 Louie St · Lake Charles, LA 70601

$109,000

3 bd · 2.0 ba · 1,307 sqft · SingleFamily · 68 Days on market

Built 1971 9,272 sqft lot $83/sqft · 29% below area Est $153k · 29% under

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Centrally located 3-bedroom, 2-bath home offering comfort, convenience, and easy access to downtown Lake Charles and I-10. Situated on a desirable corner lot, this property features 1,307 square feet of functional living space with accessibility to major employers, shopping, and dining. Inside, you’ll find a practical layout with a welcoming living area and a seamless flow into the dining and kitchen spaces. The kitchen offers ample cabinet and counter space, while the bedrooms provide flexibility, a home office, or additional living space. Outside, enjoy a yard with room to relax or entertain, the corner lot adds outdoor space plus off-street parking for convenience. Located near local parks, including Goosport Park, and just minutes from the lakefront, this home offers easy access to outdoor recreation and everyday amenities. A great opportunity for buyers seeking comfort, convenience, and value in a central Lake Charles location.

Key facts

• Off-street parking
• Corner lot
• 9,272 sq ft lot

Tags

• CORNER LOT
• FUNCTIONAL LIVING SPACE
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.
• Current owner paid $55k; list at $109k implies a 98% 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 $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.36% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.29%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (median comp): $152,863
• List price: $109,000
• Delta: -28.69%
• 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
2300 Ernest St	0.12mi	3/—	1,285 (-2%)	9mo	$105,000	$82	84
2404 Stanton St	0.39mi	3/1.0	1,296 (-1%)	4mo	$89,900	$69	73
2109 Creole St	0.14mi	3/—	1,425 (+9%)	9mo	$173,900	$122	71
915 W 18th St	0.57mi	3/2.0	1,330 (+2%)	2mo	$155,000	$117	68
409 Louie St	0.04mi	3/2.0	1,153 (-12%)	21mo	$147,500	$128	61
2614 Dietz St	0.31mi	3/1.0	1,237 (-5%)	14mo	$65,000	$53	61
2009 Cypress St	0.13mi	2/1.0 (-1)	1,228 (-6%)	20mo	$94,000	$77	58
222 W Hale St W	0.62mi	3/1.0	1,192 (-9%)	8mo	$120,000	$101	46
1001 W Sallier St W Unit F	0.63mi	2/1.5 (-1)	1,428 (+9%)	4mo	$215,000	$151	45
222 Lucille St	0.69mi	2/2.0 (-1)	1,200 (-8%)	8mo	$140,000	$117	43
221 W Hale St W	0.65mi	3/2.0	1,498 (+15%)	9mo	$200,000	$134	38
2322 Lake St	0.42mi	2/2.0 (-1)	1,488 (+14%)	21mo	$90,000	$60	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: 15.8%
• Equity multiple: 1.66×
• Total profit: $20,053
• Equity at exit: $16,252

10-year hold

• IRR: 26.5%
• Equity multiple: 3.66×
• Total profit: $81,050
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$572
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $516

Break-even live

Break-even rent $828

Max offer price $109,000

Occupancy floor 60%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.14mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	0.40mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	43d	1	0.40mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	43d	1	0.54mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	43d	1	0.59mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	43d	1	0.73mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	0.98mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	43d	1	1.02mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	20d	1	1.08mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	1.31mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	20d	1	1.40mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.41mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	1.49mi

Listing history 22 events

1. 2026-06-19
   days on market $109,000 Active 68 DOM
2. 2026-06-18
   days on market $109,000 Active 67 DOM
3. 2026-06-17
   days on market $109,000 Active 66 DOM
4. 2026-06-16
   days on market $109,000 Active 65 DOM
5. 2026-06-15
   days on market $109,000 Active 64 DOM
6. 2026-06-14
   days on market $109,000 Active 62 DOM
7. 2026-06-13
   days on market $109,000 Active 61 DOM
8. 2026-06-10
   days on market $109,000 Active 59 DOM
9. 2026-06-09
   days on market $109,000 Active 58 DOM
10. 2026-06-08
    days on market $109,000 Active 57 DOM
11. 2026-06-07
    days on market $109,000 Active 56 DOM
12. 2026-06-05
    days on market $109,000 Active 53 DOM
13. 2026-06-02
    days on market $109,000 Active 51 DOM
14. 2026-06-01
    days on market $109,000 Active 50 DOM
15. 2026-05-31
    days on market $109,000 Active 49 DOM
16. 2026-05-30
    days on market $109,000 Active 48 DOM
17. 2026-04-12
    listed $109,000 Active 952-char remark

    Show marketing remark (952 chars)

    Centrally located 3-bedroom, 2-bath home offering comfort, convenience, and easy access to downtown Lake Charles and I-10. Situated on a desirable corner lot, this property features 1,307 square feet of functional living space with accessibility to major employers, shopping, and dining. Inside, you’ll find a practical layout with a welcoming living area and a seamless flow into the dining and kitchen spaces. The kitchen offers ample cabinet and counter space, while the bedrooms provide flexibility, a home office, or additional living space. Outside, enjoy a yard with room to relax or entertain, the corner lot adds outdoor space plus off-street parking for convenience. Located near local parks, including Goosport Park, and just minutes from the lakefront, this home offers easy access to outdoor recreation and everyday amenities. A great opportunity for buyers seeking comfort, convenience, and value in a central Lake Charles location.

18. 2024-11-14
    historical $1,000
19. 2024-10-03
    listed $1,000
20. 2012-01-11
    soldstatus $55,000
21. 2011-05-19
    soldstatus $30,000
22. 2002-04-04
    soldstatus $59,900

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $600 · $50/mo
• Expected delta: +$151/yr (+$13/mo · 33.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $17,778
• − Mortgage interest: −$6,106
• − Property taxes: −$449
• − Insurance: −$545
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$3,171
• Taxable income: $4,663
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $5,073/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

+82.0% since first listed

6 events — show timeline

• 2026-04-12 Listed $109,000 SWLAR
• 2024-11-14 Rental Removed $1,000 GSMLSLA
• 2024-10-03 Listed for Rent $1,000 GSMLSLA
• 2012-01-11 Sold (Public Records) $55,000 Public Records
• 2011-05-19 Sold (Public Records) $30,000 Public Records
• 2002-04-04 Sold (Public Records) $59,900 Public Records

Property tax history

+0.2%/yr

Latest (2025): $449 · +2.4% YoY. Source: county tax records.