3804 Auburn St · Lake Charles, LA 70607

$110,000

3 bd · 2.0 ba · 2,126 sqft · SingleFamily · 54 Days on market

Built 1965 10,018 sqft lot $52/sqft · 35% below area Est $169k · 35% under ↓ 27% 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Need room to grow? Space to roam in this wonderful cottage. New floors in both bathrooms, 3rd bedroom, kitchen and family room. Freshly painted family room also boast a gas fireplace and built-ins. Make your way from the family room to what can be used as a sunroom/gameroom or mancave. This room has a kitchen area with sink and bar-b-que pit to make entertaining fun and easy. The windows along the west wall of this room over looks the large fenced back yard. Double-deep carport in addition to a one-car garage that could be a workshop. Perfect home for a family or for college students who need separate living areas and entrances. Home has central air and heat. Window units are only for convenience to hook up your own generator during hurricane season to keep cool. To stay warm, you could use gas stove or fireplace. Don't miss this one! All measurements are more or less.

Key facts

• Enclosed back porch
• Study area
• Bonus room

Tags

• TWO SEPARATE LIVING AREAS
• ENCLOSED BACK PORCH
• BONUS ROOM
• STUDY AREA
• ENTERTAINMENT SPACE

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Public sewer; Cable available; Natural gas available; Phone available; Water available; Sewer connected
• Home design: Single-family residence (end unit, property is attached); One-story; Faces east
• Construction: House
• Exterior features: No pool; Lot approximately 0.23 acres (60 x 165); Residential zoning

Interior

• Kitchen: Built-in range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Gas fireplace; Built-in range; Dishwasher; Microwave; Refrigerator
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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.
• Zoned schools: Henry Heights Elementary School (math 17% / reading 27%, grade F, #415 of 646 statewide, top 67%, 286 students, 76% FRL); F. K. White Middle School (math 26% / reading 39%, grade F, #104 of 218 statewide, top 48%, 661 students, 67% FRL); Lagrange High School (math 9% / reading 22%, grade F, #217 of 265 statewide, top 82%, 907 students, 76% FRL) — zoned schools average 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 37% district-wide (-14 pts) — the specific schools serving this property underperform the Calcasieu Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.6%/yr); 569 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 32% of the median local income ($60k/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 $761 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 + 8.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.80%
• DSCR: 2.06
• GRM: 5.7

CMA / ARV

• ARV (median comp): $169,306
• List price: $110,000
• Delta: -35.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4019 Center St	0.34mi	3/2.0	1,978 (-7%)	2mo	$82,000	$41	71
4301 Harvard St	0.65mi	4/3.0 (+1)	2,000 (-6%)	1mo	$285,000	$143	50
4023 Joseph St	0.71mi	4/2.0 (+1)	2,272 (+7%)	2mo	$223,500	$98	49
1212 E School St E	0.61mi	3/2.0	1,830 (-14%)	3mo	$160,000	$87	46
3719 Gordon St	0.50mi	4/3.0 (+1)	2,238 (+5%)	17mo	$100,000	$45	44
199 Pecanwood Dr	0.50mi	3/2.0	1,851 (-13%)	16mo	$263,000	$142	42
1113 Clover Dr	0.64mi	3/2.0	1,940 (-9%)	20mo	$155,000	$80	39
1208 N Elton Ct Ct N	0.65mi	3/3.0	1,863 (-12%)	8mo	$118,000	$63	38
1117 Sunset Dr	0.62mi	4/2.0 (+1)	2,305 (+8%)	18mo	$125,000	$54	37
1302 California St	0.67mi	4/3.0 (+1)	1,965 (-8%)	21mo	$85,000	$43	29

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: 22.1%
• Equity multiple: 1.96×
• Total profit: $29,576
• Equity at exit: $16,401

10-year hold

• IRR: 33.1%
• Equity multiple: 4.72×
• Total profit: $114,515
• Equity at exit: $9,511

Cash invested: $30,800 (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: 569
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$577
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $611

Break-even live

Break-even rent $840

Max offer price $110,000

Occupancy floor 57%

Sensitivity live

Price	-10% $673	-5% $642	+0% $611	+5% $580	+10% $549
Rent	-10% $484	-5% $547	+0% $611	+5% $675	+10% $738
Rate	-1.0pp $666	-0.5pp $639	base $611	+0.5pp $582	+1.0pp $553

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	45d	1	0.16mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	45d	1	0.23mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	45d	1	0.40mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	22d	1	0.51mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	45d	1	0.78mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	15d	1	0.79mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	15d	1	0.90mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	15d	1	1.31mi

Listing history 21 events

1. 2026-06-21
   days on market $110,000 Active 54 DOM
2. 2026-06-19
   days on market $110,000 Active 52 DOM
3. 2026-06-18
   days on market $110,000 Active 51 DOM
4. 2026-06-17
   days on market $110,000 Active 50 DOM
5. 2026-06-16
   days on market $110,000 Active 49 DOM
6. 2026-06-15
   days on market $110,000 Active 48 DOM
7. 2026-06-14
   days on market $110,000 Active 46 DOM
8. 2026-06-13
   days on market $110,000 Active 45 DOM
9. 2026-06-10
   days on market $110,000 Active 43 DOM
10. 2026-06-09
    days on market $110,000 Active 42 DOM
11. 2026-06-08
    days on market $110,000 Active 41 DOM
12. 2026-06-07
    days on market $110,000 Active 40 DOM
13. 2026-06-05
    days on market $110,000 Active 37 DOM
14. 2026-06-02
    days on market $110,000 Active 35 DOM
15. 2026-06-01
    days on market $110,000 Active 34 DOM
16. 2026-05-31
    days on market $110,000 Active 33 DOM
17. 2026-05-30
    days on market $110,000 Active 32 DOM
18. 2026-04-28
    listed $110,000 Active 700-char remark
19. 2018-10-31
    soldstatus $149,900
20. 2018-10-30
    soldstatus 881-char remark

    Show marketing remark (881 chars)

    Need room to grow? Space to roam in this wonderful cottage. New floors in both bathrooms, 3rd bedroom, kitchen and family room. Freshly painted family room also boast a gas fireplace and built-ins. Make your way from the family room to what can be used as a sunroom/gameroom or mancave. This room has a kitchen area with sink and bar-b-que pit to make entertaining fun and easy. The windows along the west wall of this room over looks the large fenced back yard. Double-deep carport in addition to a one-car garage that could be a workshop. Perfect home for a family or for college students who need separate living areas and entrances. Home has central air and heat. Window units are only for convenience to hook up your own generator during hurricane season to keep cool. To stay warm, you could use gas stove or fireplace. Don't miss this one! All measurements are more or less.

21. 2018-08-07
    listed $149,900 881-char remark

    Show marketing remark (881 chars)

    Need room to grow? Space to roam in this wonderful cottage. New floors in both bathrooms, 3rd bedroom, kitchen and family room. Freshly painted family room also boast a gas fireplace and built-ins. Make your way from the family room to what can be used as a sunroom/gameroom or mancave. This room has a kitchen area with sink and bar-b-que pit to make entertaining fun and easy. The windows along the west wall of this room over looks the large fenced back yard. Double-deep carport in addition to a one-car garage that could be a workshop. Perfect home for a family or for college students who need separate living areas and entrances. Home has central air and heat. Window units are only for convenience to hook up your own generator during hurricane season to keep cool. To stay warm, you could use gas stove or fireplace. Don't miss this one! All measurements are more or less.

ⓘ 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: $488 · $41/mo
• Projected year-2 tax: $605 · $50/mo
• Expected delta: +$117/yr (+$10/mo · 23.9%)

ⓘ 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) · 10% 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: $19,357
• − Mortgage interest: −$6,162
• − Property taxes: −$488
• − Insurance: −$550
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$3,200
• Taxable income: $5,860
• Est. tax owed @ 24.0%: −$1,406
• After-tax cash flow: $5,925/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

-26.6% since first listed

4 events — show timeline

• 2026-04-28 Listed $110,000 SWLAR
• 2018-10-31 Sold (Public Records) $149,900 Public Records
• 2018-10-30 Sold (MLS) — SWLAR
• 2018-08-07 Listed $149,900 SWLAR

Property tax history

-0.5%/yr

Latest (2025): $488 · +1.3% YoY. Source: county tax records.