1313 Clover Dr · Lake Charles, LA 70607

$79,000

3 bd · 1.0 ba · 982 sqft · SingleFamily · 134 Days on market

Built 1956 6,534 sqft lot $80/sqft · 19% below area Est $97k · 19% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Renovated Traditional Home Near McNeese & Major Highways! Discover this beautifully renovated traditional-style home featuring three spacious bedrooms and one modern bathroom. Nestled in a prime location near McNeese State University, this home offers quick access to both major interstates, making commutes around the city effortless. Enjoy the privacy of a fenced-in backyard, perfect for outdoor gatherings or pets. With easy access to Lake Charles' best entertainment, dining, and shopping, this move-in-ready gem is a must-see! Seller will include home warranty and closing cost assistance. Don't miss out--schedule your showing today!

Key facts

• Fenced in backyard
• Move in ready
• 6,534 sq ft lot

Tags

• RENOVATED TRADITIONAL HOME
• FENCED IN BACKYARD
• PRIME LOCATION NEAR MCNEESE
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 (+8.6%/yr); 567 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 1.51% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.97%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (median comp): $97,020
• List price: $79,000
• Delta: -18.57%
• 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
1313 Clover Dr	0.00mi	3/1.0	982 (0%)	23mo	$54,000	$55	81
1309 Cactus	0.15mi	3/1.0	1,035 (+5%)	7mo	$105,000	$101	78
1404 Clover Dr	0.11mi	3/1.0	1,054 (+7%)	7mo	$140,000	$133	77
1201 Illinois St	0.25mi	3/1.0	978 (-0%)	14mo	$104,000	$106	76
1120 Sage Dr	0.16mi	3/1.0	1,085 (+10%)	3mo	$89,000	$82	72
1404 Meadow Dr	0.13mi	2/1.0 (-1)	1,125 (+15%)	8mo	$55,000	$49	58
1616 Meadow Dr	0.30mi	3/1.0	1,114 (+13%)	14mo	$86,500	$78	52
1437 Tennessee St	0.49mi	2/1.0 (-1)	945 (-4%)	19mo	$100,000	$106	50
3808 Auburn St	0.73mi	2/1.0 (-1)	943 (-4%)	13mo	$118,000	$125	44
3908 Auburn St	0.68mi	3/1.0	1,102 (+12%)	15mo	$105,000	$95	36
3723 Brentwood St	0.49mi	2/1.0 (-1)	1,098 (+12%)	21mo	$115,000	$105	35
1137 California St	0.67mi	2/1.0 (-1)	1,083 (+10%)	19mo	$100,000	$92	31

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: 23.6%
• Equity multiple: 2.03×
• Total profit: $22,808
• Equity at exit: $11,779

10-year hold

• IRR: 34.4%
• Equity multiple: 4.90×
• Total profit: $86,256
• Equity at exit: $6,830

Cash invested: $22,120 (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 70607

• Rents YoY: 8.6%
• Active inventory: 567
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$414
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $460

Break-even live

Break-even rent $612

Max offer price $79,000

Occupancy floor 56%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	13d	1	0.63mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	13d	1	0.64mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	0.74mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	0.79mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	1.01mi
3322 Kingham Rd Unit 2 Lake Charles, LA	2.0	1.0	870	$1,075	$1.24	43d	1	1.11mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	1.19mi
5014 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	13d	1	1.27mi
5018 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	43d	1	1.28mi
3529 Greinwich Blvd Lake Charles, LA	3.0	1.0	768	$895	$1.17	43d	1	1.40mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	21d	1	1.40mi
317 W School St Unit A Lake Charles, LA	2.0	1.0	825	$900	$1.09	43d	1	1.42mi
1032 Link Rd Unit B Lake Charles, LA	2.0	1.0	1000	$1,195	$1.20	13d	1	1.44mi

Listing history 7 events

1. 2026-04-07
   price $79,000 655-char remark

   Show marketing remark (655 chars)

   Charming Renovated Traditional Home Near McNeese & Major Highways! Discover this beautifully renovated traditional-style home featuring three spacious bedrooms and one modern bathroom. Nestled in a prime location near McNeese State University, this home offers quick access to both major interstates, making commutes around the city effortless. Enjoy the privacy of a fenced-in backyard, perfect for outdoor gatherings or pets. With easy access to Lake Charles' best entertainment, dining, and shopping, this move-in-ready gem is a must-see! Seller will include home warranty and closing cost assistance. Don't miss out--schedule your showing today!

2. 2026-03-16
   price $85,000 655-char remark

   Show marketing remark (655 chars)

   Charming Renovated Traditional Home Near McNeese & Major Highways! Discover this beautifully renovated traditional-style home featuring three spacious bedrooms and one modern bathroom. Nestled in a prime location near McNeese State University, this home offers quick access to both major interstates, making commutes around the city effortless. Enjoy the privacy of a fenced-in backyard, perfect for outdoor gatherings or pets. With easy access to Lake Charles' best entertainment, dining, and shopping, this move-in-ready gem is a must-see! Seller will include home warranty and closing cost assistance. Don't miss out--schedule your showing today!

3. 2026-02-19
   price $89,000 655-char remark

   Show marketing remark (655 chars)

   Charming Renovated Traditional Home Near McNeese & Major Highways! Discover this beautifully renovated traditional-style home featuring three spacious bedrooms and one modern bathroom. Nestled in a prime location near McNeese State University, this home offers quick access to both major interstates, making commutes around the city effortless. Enjoy the privacy of a fenced-in backyard, perfect for outdoor gatherings or pets. With easy access to Lake Charles' best entertainment, dining, and shopping, this move-in-ready gem is a must-see! Seller will include home warranty and closing cost assistance. Don't miss out--schedule your showing today!

4. 2026-01-13
   listed $94,000 Active 655-char remark

   Show marketing remark (655 chars)

   Charming Renovated Traditional Home Near McNeese & Major Highways! Discover this beautifully renovated traditional-style home featuring three spacious bedrooms and one modern bathroom. Nestled in a prime location near McNeese State University, this home offers quick access to both major interstates, making commutes around the city effortless. Enjoy the privacy of a fenced-in backyard, perfect for outdoor gatherings or pets. With easy access to Lake Charles' best entertainment, dining, and shopping, this move-in-ready gem is a must-see! Seller will include home warranty and closing cost assistance. Don't miss out--schedule your showing today!

5. 2024-07-30
   soldstatus 1226-char remark

   Show marketing remark (1226 chars)

   Welcome to this charming fixer-upper home located in central Lake Charles and just minutes away from Mcneese State University! This property presents an incredible opportunity for those seeking a project to transform this house into their dream home. With all-new sheet rock throughout and most rooms boasting new ceilings, the foundation of this residence is solid and ready for your creative touch. Step inside and be greeted by the BRAND NEW FOUNDATION SLAB, ensuring stability and longevity for years to come. The kitchen has already received a head start, featuring new bottom cabinets and sleek countertops that provide a fresh canvas for your culinary endeavors. Inside, you'll find a touch of modern elegance with new interior doors that add a touch of refinement to each room. The bathroom holds a new vanity. Nestled in the heart of Lake Charles, this property boasts convenience to local amenities, schools, and parks, making it an ideal location for families and individuals alike. Don't miss this chance to put your renovation skills to work and transform this fixer-upper into a beautiful residence that reflects your unique taste and style. Embrace the possibilities and seize this incredible opportunity today!

6. 2024-07-30
   soldstatus $54,000

   Show marketing remark (1226 chars)

   Welcome to this charming fixer-upper home located in central Lake Charles and just minutes away from Mcneese State University! This property presents an incredible opportunity for those seeking a project to transform this house into their dream home. With all-new sheet rock throughout and most rooms boasting new ceilings, the foundation of this residence is solid and ready for your creative touch. Step inside and be greeted by the BRAND NEW FOUNDATION SLAB, ensuring stability and longevity for years to come. The kitchen has already received a head start, featuring new bottom cabinets and sleek countertops that provide a fresh canvas for your culinary endeavors. Inside, you'll find a touch of modern elegance with new interior doors that add a touch of refinement to each room. The bathroom holds a new vanity. Nestled in the heart of Lake Charles, this property boasts convenience to local amenities, schools, and parks, making it an ideal location for families and individuals alike. Don't miss this chance to put your renovation skills to work and transform this fixer-upper into a beautiful residence that reflects your unique taste and style. Embrace the possibilities and seize this incredible opportunity today!

7. 2024-04-15
   listed $69,900 1226-char remark

   Show marketing remark (1226 chars)

   Welcome to this charming fixer-upper home located in central Lake Charles and just minutes away from Mcneese State University! This property presents an incredible opportunity for those seeking a project to transform this house into their dream home. With all-new sheet rock throughout and most rooms boasting new ceilings, the foundation of this residence is solid and ready for your creative touch. Step inside and be greeted by the BRAND NEW FOUNDATION SLAB, ensuring stability and longevity for years to come. The kitchen has already received a head start, featuring new bottom cabinets and sleek countertops that provide a fresh canvas for your culinary endeavors. Inside, you'll find a touch of modern elegance with new interior doors that add a touch of refinement to each room. The bathroom holds a new vanity. Nestled in the heart of Lake Charles, this property boasts convenience to local amenities, schools, and parks, making it an ideal location for families and individuals alike. Don't miss this chance to put your renovation skills to work and transform this fixer-upper into a beautiful residence that reflects your unique taste and style. Embrace the possibilities and seize this incredible opportunity today!

ⓘ 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: $431 · $36/mo
• Projected year-2 tax: $434 · $36/mo
• Expected delta: +$3/yr ($0/mo · 0.8%)

ⓘ 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 (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $14,331
• − Mortgage interest: −$4,425
• − Property taxes: −$431
• − Insurance: −$395
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,298
• Taxable income: $4,489
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $4,447/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): 27,080
• Household income: $60,351
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1267.0

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 0.65)
• Race & ethnicity: White 46% Black 36% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 10% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -91.59%
• Current HPI: 93.679
• Rent YoY: ▲ 8.55%
• 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

+13.0% since first listed

7 events — show timeline

• 2026-04-07 Price Changed $79,000 SWLAR
• 2026-03-16 Price Changed $85,000 SWLAR
• 2026-02-19 Price Changed $89,000 SWLAR
• 2026-01-13 Listed $94,000 SWLAR
• 2024-07-30 Sold (Public Records) $54,000 Public Records
• 2024-07-30 Sold (MLS) — SWLAR
• 2024-04-15 Listed $69,900 SWLAR

Property tax history

+0.2%/yr

Latest (2025): $431 · +1.3% YoY. Source: county tax records.