1400 Cactus Dr · Lake Charles, LA 70607

$85,500

4 bd · 1.5 ba · 1,319 sqft · SingleFamily · 276 Days on market

Built 1960 5,662 sqft lot $65/sqft · 9% below area Est $94k · 9% under

---

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 +11.4/15.0
• 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

Welcome to 1400 Cactus Dr. This updated 4-bedroom, 1.5-bath home offers modern touches at an affordable price. Recent improvements include new tile flooring, fresh interior and exterior paint, updated light fixtures, and a fully refreshed kitchen with new cabinets and countertops. Both bathrooms have been updated, including a new vanity and stylish finishes. Located just minutes from McNeese State University, this home is ideal for first-time buyers, students, or anyone looking for a clean, move-in-ready space without the high price tag. The roof was replaced after Hurricane Laura for added peace of mind. Schedule your showing today! All measurements are +/- and information is deemed reliable but not guaranteed.

Key facts

• New tile flooring
• New cabinets
• Fresh interior paint

Tags

• NEW TILE FLOORING
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• UPDATED LIGHT FIXTURES
• REFRESHED KITCHEN
• NEW CABINETS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $591 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $75,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.69% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.53%
• DSCR: 2.36
• GRM: 4.9

CMA / ARV

• ARV (median comp): $93,544
• List price: $85,500
• Delta: -8.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 Cactus Dr	0.22mi	4/1.0	1,285 (-3%)	11mo	$75,000	$58	74
4041 Fourden	0.33mi	3/— (-1)	1,370 (+4%)	3mo	$145,000	$106	71
4001 Briarfield Ln	0.40mi	3/2.0 (-1)	1,269 (-4%)	12mo	$168,000	$132	58
1016 Cherryhill St	0.31mi	3/2.0 (-1)	1,444 (+10%)	7mo	$200,000	$139	57
3706 Texas St	0.72mi	3/2.0 (-1)	1,364 (+3%)	3mo	$129,900	$95	51
1400 Meadow Dr	0.10mi	3/1.5 (-1)	1,511 (+15%)	20mo	$135,000	$89	50
1432 Tennessee St	0.60mi	3/2.0 (-1)	1,290 (-2%)	18mo	$115,000	$89	46
3836 Brentwood St	0.51mi	4/2.0	1,500 (+14%)	13mo	$205,000	$137	40
905 Cherrydale St	0.39mi	3/2.0 (-1)	1,507 (+14%)	16mo	$234,000	$155	38
4121 Auburn St	0.71mi	3/2.0 (-1)	1,200 (-9%)	16mo	$155,000	$129	32
1903 Hebert's Pass	0.56mi	3/2.0 (-1)	1,495 (+13%)	20mo	$192,500	$129	28
1407 Arkansas St	0.73mi	3/2.0 (-1)	1,496 (+13%)	20mo	$140,000	$94	20

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: 26.8%
• Equity multiple: 2.18×
• Total profit: $28,360
• Equity at exit: $12,748

10-year hold

• IRR: 37.3%
• Equity multiple: 5.34×
• Total profit: $104,012
• Equity at exit: $7,392

Cash invested: $23,940 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$448
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$36
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $543

Break-even live

Break-even rent $756

Max offer price $85,500

Occupancy floor 57%

Sensitivity live

Price	-10% $591	-5% $567	+0% $543	+5% $518	+10% $494
Rent	-10% $429	-5% $486	+0% $543	+5% $600	+10% $657
Rate	-1.0pp $586	-0.5pp $564	base $543	+0.5pp $521	+1.0pp $498

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.12mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	14d	1	0.82mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	14d	6	0.87mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	0.96mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	44d	1	1.04mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	44d	1	1.06mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	44d	1	1.09mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	14d	1	1.37mi
801 Sundale Dr Lake Charles, LA	3.0	1.0	1144	$1,195	$1.04	44d	1	1.48mi

Listing history 24 events

1. 2026-06-19
   days on market $85,500 Active 276 DOM
2. 2026-06-18
   price $85,500 Active 275 DOM
3. 2026-06-18
   days on market $88,500 Active 275 DOM
4. 2026-06-17
   days on market $88,500 Active 274 DOM
5. 2026-06-16
   days on market $88,500 Active 273 DOM
6. 2026-06-15
   days on market $88,500 Active 272 DOM
7. 2026-06-14
   days on market $88,500 Active 270 DOM
8. 2026-06-13
   days on market $88,500 Active 269 DOM
9. 2026-06-10
   days on market $88,500 Active 267 DOM
10. 2026-06-09
    days on market $88,500 Active 266 DOM
11. 2026-06-08
    days on market $88,500 Active 265 DOM
12. 2026-06-07
    days on market $88,500 Active 264 DOM
13. 2026-06-05
    days on market $88,500 Active 261 DOM
14. 2026-06-02
    days on market $88,500 Active 259 DOM
15. 2026-06-01
    days on market $88,500 Active 258 DOM
16. 2026-05-31
    days on market $88,500 Active 257 DOM
17. 2026-05-30
    days on market $88,500 Active 256 DOM
18. 2026-04-17
    price $88,500 721-char remark

    Show marketing remark (721 chars)

    Welcome to 1400 Cactus Dr. This updated 4-bedroom, 1.5-bath home offers modern touches at an affordable price. Recent improvements include new tile flooring, fresh interior and exterior paint, updated light fixtures, and a fully refreshed kitchen with new cabinets and countertops. Both bathrooms have been updated, including a new vanity and stylish finishes. Located just minutes from McNeese State University, this home is ideal for first-time buyers, students, or anyone looking for a clean, move-in-ready space without the high price tag. The roof was replaced after Hurricane Laura for added peace of mind. Schedule your showing today! All measurements are +/- and information is deemed reliable but not guaranteed.

19. 2026-02-05
    price $93,000 721-char remark

    Show marketing remark (721 chars)

    Welcome to 1400 Cactus Dr. This updated 4-bedroom, 1.5-bath home offers modern touches at an affordable price. Recent improvements include new tile flooring, fresh interior and exterior paint, updated light fixtures, and a fully refreshed kitchen with new cabinets and countertops. Both bathrooms have been updated, including a new vanity and stylish finishes. Located just minutes from McNeese State University, this home is ideal for first-time buyers, students, or anyone looking for a clean, move-in-ready space without the high price tag. The roof was replaced after Hurricane Laura for added peace of mind. Schedule your showing today! All measurements are +/- and information is deemed reliable but not guaranteed.

20. 2025-10-16
    price $93,500 721-char remark

    Show marketing remark (721 chars)

    Welcome to 1400 Cactus Dr. This updated 4-bedroom, 1.5-bath home offers modern touches at an affordable price. Recent improvements include new tile flooring, fresh interior and exterior paint, updated light fixtures, and a fully refreshed kitchen with new cabinets and countertops. Both bathrooms have been updated, including a new vanity and stylish finishes. Located just minutes from McNeese State University, this home is ideal for first-time buyers, students, or anyone looking for a clean, move-in-ready space without the high price tag. The roof was replaced after Hurricane Laura for added peace of mind. Schedule your showing today! All measurements are +/- and information is deemed reliable but not guaranteed.

21. 2025-09-23
    price $94,500 721-char remark

    Show marketing remark (721 chars)

    Welcome to 1400 Cactus Dr. This updated 4-bedroom, 1.5-bath home offers modern touches at an affordable price. Recent improvements include new tile flooring, fresh interior and exterior paint, updated light fixtures, and a fully refreshed kitchen with new cabinets and countertops. Both bathrooms have been updated, including a new vanity and stylish finishes. Located just minutes from McNeese State University, this home is ideal for first-time buyers, students, or anyone looking for a clean, move-in-ready space without the high price tag. The roof was replaced after Hurricane Laura for added peace of mind. Schedule your showing today! All measurements are +/- and information is deemed reliable but not guaranteed.

22. 2025-09-16
    listed $97,000 Active 721-char remark

    Show marketing remark (721 chars)

    Welcome to 1400 Cactus Dr. This updated 4-bedroom, 1.5-bath home offers modern touches at an affordable price. Recent improvements include new tile flooring, fresh interior and exterior paint, updated light fixtures, and a fully refreshed kitchen with new cabinets and countertops. Both bathrooms have been updated, including a new vanity and stylish finishes. Located just minutes from McNeese State University, this home is ideal for first-time buyers, students, or anyone looking for a clean, move-in-ready space without the high price tag. The roof was replaced after Hurricane Laura for added peace of mind. Schedule your showing today! All measurements are +/- and information is deemed reliable but not guaranteed.

23. 2023-07-12
    soldstatus 204-char remark

    Show marketing remark (204 chars)

    This property features a four bedroom one and a half bath floor plan with large living room and spacious dining area. Roof was installed post hurricanes. Please see agent remarks for further instructions.

24. 2023-04-26
    listed $42,500 204-char remark

    Show marketing remark (204 chars)

    This property features a four bedroom one and a half bath floor plan with large living room and spacious dining area. Roof was installed post hurricanes. Please see agent remarks for further instructions.

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $561 · $47/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 95% 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: $17,315
• − Mortgage interest: −$4,789
• − Property taxes: −$561
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$2,487
• Taxable income: $5,482
• Est. tax owed @ 24.0%: −$1,316
• After-tax cash flow: $5,197/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

+108.2% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $88,500 SWLAR
• 2026-02-05 Price Changed $93,000 SWLAR
• 2025-10-16 Price Changed $93,500 SWLAR
• 2025-09-23 Price Changed $94,500 SWLAR
• 2025-09-16 Listed $97,000 SWLAR
• 2023-07-12 Sold (MLS) — SWLAR
• 2023-04-26 Listed $42,500 SWLAR

Property tax history

+0.2%/yr

Latest (2025): $561 · +1.3% YoY. Source: county tax records.