130 Spring St · Lake Charles, LA 70605

$159,000

3 bd · 2.0 ba · 1,701 sqft · SingleFamily · 95 Days on market

Built 1962 0.26 ac lot $93/sqft · 23% below area Est $206k · 23% under ↓ 9% 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.1/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 3-bedroom, 2-bath home offers comfort, convenience, and opportunity. Situated in Flood Zone X (where flood insurance is typically not required), this property provides added peace of mind. The home features a spacious layout with a 2-car carport and a covered patio—perfect for relaxing or entertaining outdoors. Inside, you’ll appreciate the efficiency of a gas stove, gas heat, and a gas water heater. Lovingly cared for over the years, this home is move-in ready while still offering the perfect canvas to add your own personal style and updates. A wonderful opportunity to make it truly your own!

Key facts

• 2 car carport
• Gas water heater
• Gas heat

Tags

• 2 CAR CARPORT
• COVERED PATIO
• GAS STOVE
• GAS HEAT
• GAS WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+15.1%/yr); 456 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

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 $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 1.01% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (median comp): $205,632
• List price: $159,000
• Delta: -22.68%
• 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
713 Bienville St	0.44mi	2/1.0 (-1)	1,679 (-1%)	2mo	$129,000	$77	67
230 Crestwood Ln	0.46mi	3/2.0	1,600 (-6%)	4mo	$187,500	$117	65
732 Iberville St	0.51mi	3/2.0	1,598 (-6%)	3mo	$213,000	$133	64
619 Central Pkwy	0.57mi	3/2.0	1,602 (-6%)	1mo	$150,000	$94	63
401 Montclair St	0.67mi	4/2.0 (+1)	1,760 (+4%)	4mo	$263,000	$149	55
714 Rampart St St	0.62mi	3/2.0	1,869 (+10%)	3mo	$172,500	$92	52
607 W Mcneese St St W	0.63mi	3/2.0	1,536 (-10%)	3mo	$160,000	$104	52
115 Greenway St	0.50mi	4/2.0 (+1)	1,900 (+12%)	2mo	$263,400	$139	50
4410 Dean St St	0.64mi	3/2.0	1,931 (+14%)	1mo	$172,500	$89	47
450 Greenway St	0.66mi	4/3.0 (+1)	1,827 (+7%)	4mo	$215,000	$118	45
425 Avalon St	0.67mi	3/2.0	1,465 (-14%)	2mo	$239,000	$163	44
203 Heather St	0.69mi	2/2.0 (-1)	1,490 (-12%)	4mo	$210,000	$141	39

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,380
• Equity at exit: $23,707

10-year hold

• IRR: 15.1%
• Equity multiple: 2.48×
• Total profit: $65,935
• Equity at exit: $13,747

Cash invested: $44,520 (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 70605

• Rents YoY: 15.1%
• Active inventory: 456
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$834
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $309

Break-even live

Break-even rent $1,220

Max offer price $159,000

Occupancy floor 76%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	0.60mi
801 Sundale Dr Lake Charles, LA	3.0	1.0	1144	$1,195	$1.04	44d	1	0.89mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	44d	1	0.89mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	44d	1	0.95mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	44d	1	1.21mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	21d	1	1.36mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	21d	1	1.43mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	44d	1	1.44mi

Listing history 17 events

1. 2026-06-19
   days on market $159,000 Active 95 DOM
2. 2026-06-18
   days on market $159,000 Active 94 DOM
3. 2026-06-17
   days on market $159,000 Active 93 DOM
4. 2026-06-16
   days on market $159,000 Active 92 DOM
5. 2026-06-15
   days on market $159,000 Active 91 DOM
6. 2026-06-14
   days on market $159,000 Active 89 DOM
7. 2026-06-13
   days on market $159,000 Active 88 DOM
8. 2026-06-10
   days on market $159,000 Active 86 DOM
9. 2026-06-09
   days on market $159,000 Active 85 DOM
10. 2026-06-08
    days on market $159,000 Active 84 DOM
11. 2026-06-07
    days on market $159,000 Active 83 DOM
12. 2026-06-05
    days on market $159,000 Active 80 DOM
13. 2026-06-02
    days on market $159,000 Active 78 DOM
14. 2026-06-01
    status $159,000 Active 77 DOM
15. 2026-05-06
    price $159,000 633-char remark

    Show marketing remark (633 chars)

    This well-maintained 3-bedroom, 2-bath home offers comfort, convenience, and opportunity. Situated in Flood Zone X (where flood insurance is typically not required), this property provides added peace of mind. The home features a spacious layout with a 2-car carport and a covered patio—perfect for relaxing or entertaining outdoors. Inside, you’ll appreciate the efficiency of a gas stove, gas heat, and a gas water heater. Lovingly cared for over the years, this home is move-in ready while still offering the perfect canvas to add your own personal style and updates. A wonderful opportunity to make it truly your own!

16. 2026-04-06
    price $165,000 633-char remark

    Show marketing remark (633 chars)

    This well-maintained 3-bedroom, 2-bath home offers comfort, convenience, and opportunity. Situated in Flood Zone X (where flood insurance is typically not required), this property provides added peace of mind. The home features a spacious layout with a 2-car carport and a covered patio—perfect for relaxing or entertaining outdoors. Inside, you’ll appreciate the efficiency of a gas stove, gas heat, and a gas water heater. Lovingly cared for over the years, this home is move-in ready while still offering the perfect canvas to add your own personal style and updates. A wonderful opportunity to make it truly your own!

17. 2026-03-04
    listed $175,500 Active 633-char remark

    Show marketing remark (633 chars)

    This well-maintained 3-bedroom, 2-bath home offers comfort, convenience, and opportunity. Situated in Flood Zone X (where flood insurance is typically not required), this property provides added peace of mind. The home features a spacious layout with a 2-car carport and a covered patio—perfect for relaxing or entertaining outdoors. Inside, you’ll appreciate the efficiency of a gas stove, gas heat, and a gas water heater. Lovingly cared for over the years, this home is move-in ready while still offering the perfect canvas to add your own personal style and updates. A wonderful opportunity to make it truly your own!

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$114/yr (+$10/mo · 15.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $19,330
• − Mortgage interest: −$8,906
• − Property taxes: −$760
• − Insurance: −$795
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$4,625
• Taxable income: $1,150
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $3,434/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): 40,482
• Household income: $86,015
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1328.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 12% Italian 3% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -102.68%
• Current HPI: 105.1903
• Rent YoY: ▲ 15.10%
• 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

-9.4% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $159,000 SWLAR
• 2026-04-06 Price Changed $165,000 SWLAR
• 2026-03-04 Listed $175,500 SWLAR

Property tax history

-0.0%/yr

Latest (2025): $760 · +2.4% YoY. Source: county tax records.