1521 Clover Dr · Lake Charles, LA 70607

$109,500

3 bd · 1.0 ba · 1,056 sqft · SingleFamily · 10 Days on market

Built 1960 7,280 sqft lot Est $111k · at est.

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +8.1/15.0
• 1% rule +6.2/10.0
• 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

Welcome Home to 1521 Clover Dr, Lake Charles, LA 70607. Looking for a home that won't stretch your budget to the breaking point? This charming 3-bedroom residence on Clover Drive delivers space, comfort, and location — all at a price that makes homeownership genuinely attainable. Nestled in a welcoming residential neighborhood, this 1,056-square-foot home features a smart, efficient layout that maximizes every inch. Three well-proportioned bedrooms provide flexibility for a dedicated office, hobby space, or additional living areas. The full bathroom serves the home nicely, while the living areas create a cozy atmosphere suited for both daily routines and casual entertaining. What trul

Key facts

• Full bathroom
• Desirable location
• Living areas

Tags

• SMART EFFICIENT LAYOUT
• FULL BATHROOM
• LIVING AREAS
• DESIRABLE LOCATION

Property features AI

Exterior

• Parking: Attached garage with space for 1 car
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Water connected; Sewer connected
• Home design: Single-family residence; House, 1 story
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 65 x 112 (0.167 acres)

Interior

• Kitchen: Gas cooktop; Oven; Range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Appliances included: Dishwasher, Oven, Range, Refrigerator, Gas cooktop; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.7% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $757 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 ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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: 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 $109,500

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $110,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 Clover Dr	0.12mi	3/1.0	1,054 (-0%)	7mo	$140,000	$133	88
1309 Cactus	0.26mi	3/1.0	1,035 (-2%)	7mo	$105,000	$101	78
1120 Sage Dr	0.34mi	3/1.0	1,085 (+3%)	3mo	$89,000	$82	77
1616 Meadow Dr	0.10mi	3/1.0	1,114 (+6%)	14mo	$86,500	$78	74
1404 Meadow Dr	0.15mi	2/1.0 (-1)	1,125 (+6%)	8mo	$55,000	$49	71
1313 Clover Dr	0.23mi	3/1.0	982 (-7%)	23mo	$54,000	$55	59
1201 Illinois St	0.38mi	3/1.0	978 (-7%)	14mo	$104,000	$106	58
3723 Brentwood St	0.48mi	2/1.0 (-1)	1,098 (+4%)	21mo	$115,000	$105	48
1137 California St	0.73mi	2/1.0 (-1)	1,083 (+3%)	19mo	$100,000	$92	41
1437 Tennessee St	0.45mi	2/1.0 (-1)	945 (-10%)	19mo	$100,000	$106	40
4115 Center St	0.75mi	2/1.0 (-1)	983 (-7%)	11mo	$127,000	$129	40
1218 Arkansas St	0.58mi	2/2.0 (-1)	1,110 (+5%)	24mo	$127,000	$114	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.28×
• Total profit: $8,684
• Equity at exit: $16,327

10-year hold

• IRR: 19.9%
• Equity multiple: 3.04×
• Total profit: $62,670
• Equity at exit: $9,468

Cash invested: $30,660 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,229 high
• Mortgage (P&I): −$574
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $314

Break-even live

Break-even rent $832

Max offer price $109,500

Occupancy floor 69%

Sensitivity live

Price	-10% $376	-5% $345	+0% $314	+5% $283	+10% $252
Rent	-10% $217	-5% $265	+0% $314	+5% $362	+10% $411
Rate	-1.0pp $369	-0.5pp $341	base $314	+0.5pp $285	+1.0pp $256

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	21d	1	0.13mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	14d	6	0.64mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	14d	1	0.86mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	14d	1	0.87mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	44d	1	0.98mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	14d	1	0.99mi
3322 Kingham Rd Unit 2 Lake Charles, LA	2.0	1.0	870	$1,075	$1.24	44d	1	1.03mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	14d	1	1.18mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	14d	1	1.19mi
3529 Greinwich Blvd Lake Charles, LA	3.0	1.0	768	$895	$1.17	44d	1	1.22mi
5014 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	14d	1	1.38mi
5018 Desoto St Apt C Lake Charles, LA	2.0	2.0	962	$1,175	$1.22	44d	1	1.39mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	21d	1	1.46mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	44d	1	1.48mi
1032 Link Rd Unit B Lake Charles, LA	2.0	1.0	1000	$1,195	$1.20	14d	1	1.49mi

Listing history 9 events

1. 2026-05-31
   status $109,500 Pending 10 DOM
2. 2026-05-31
   days on market $109,500 Active 10 DOM
3. 2026-05-30
   days on market $109,500 Active 9 DOM
4. 2026-05-21
   listed $109,500 Active
5. 2024-11-17
   historical $1,050
6. 2024-10-17
   listed $1,050
7. 2023-12-21
   historical $1,100
8. 2023-11-30
   listed $1,100
9. 2022-08-05
   price $1,100

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $602 · $50/mo
• Expected delta: +$154/yr (+$13/mo · 34.5%)

ⓘ 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 (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: $14,747
• − Mortgage interest: −$6,134
• − Property taxes: −$448
• − Insurance: −$548
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$3,185
• Taxable income: $2,073
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $3,266/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

+9854.5% since first listed

6 events — show timeline

• 2026-05-21 Listed $109,500 SWLAR
• 2024-11-17 Rental Removed $1,050 HEROPM
• 2024-10-17 Listed for Rent $1,050 HEROPM
• 2023-12-21 Rental Removed $1,100 HEROPM
• 2023-11-30 Listed for Rent $1,100 HEROPM
• 2022-08-05 Price Changed $1,100 HEROPM

Property tax history

+0.2%/yr

Latest (2025): $448 · +1.3% YoY. Source: county tax records.