3701 Davis Rd · Moss Bluff, LA 70669

$255,000

4 bd · 2.0 ba · 2,091 sqft · SingleFamily · 68 Days on market

Built 2005 0.40 ac lot $122/sqft · 9% above area Est $235k · 9% over

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Why this score? — see what drove the D- 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 +12.9/30.0
• DSCR +3.9/10.0
• ARV discount +3.6/15.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Waterfront living at its best! Situated on a canal with access to the West Fork of the Calcasieu River, this amazingly well kept 4-bedroom, 2-bath home offers the perfect blend of comfort and functionality. The open living area is filled with natural light and flows effortlessly to a large screened-in porch—ideal for relaxing or entertaining while enjoying peaceful water views. Outside, you’ll also find a fish cleaning station, making this home perfect for those who love life on the water. The kitchen features custom copper accents, while the spacious primary suite includes porch access, a soaking tub, separate shower, dual vanities, and two closets. Additional highlights include 36” doorways, gas connections inside and out, and a 5-car garage with a concrete ramp and hot/cold water hookups. Located in Flood Zone AE with transferable flood insurance currently around $1,120/year. Connected to community sewer ($160 quarterly). Enjoy everyday waterfront living and relaxing days on the porch. all measurements are more or less.

Key facts

• Soaking tub
• Waterfront living
• Canal access

Tags

• WATERFRONT LIVING
• CANAL ACCESS
• LARGE SCREENED-IN PORCH
• FISH CLEANING STATION
• CUSTOM COPPER ACCENTS
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-19 ($-226/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (17.6% below list).
• Recommended offer: $210k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% in Moss Bluff — 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 72/100 on livability (#39 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F.
• 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: Westwood Elementary School (411 students, 62% FRL); S. P. Arnett Middle School (math 25% / reading 51%, grade F, #73 of 218 statewide, top 34%, 370 students, 55% FRL); Westlake High School (math 37% / reading 42%, grade F, #80 of 265 statewide, top 32%, 529 students, 44% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 148 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 36% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,004 (17.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (median comp): $234,587
• List price: $255,000
• Delta: 8.70%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Villa Dr	0.11mi	3/3.0 (-1)	2,303 (+10%)	2mo	$430,000	$187	67
570 Ann Terrace Ave	0.60mi	4/1.5	1,913 (-8%)	5mo	$45,000	$24	52
128 Villa Dr	0.09mi	4/3.5	2,350 (+12%)	23mo	$405,000	$172	50
3401 Davis Rd	0.56mi	3/2.0 (-1)	1,988 (-5%)	21mo	$185,000	$93	43
358 Ann Terrace Ave	0.70mi	4/2.0	1,825 (-13%)	13mo	$255,000	$140	35
3148 Jerrie Ave	0.69mi	3/2.0 (-1)	1,815 (-13%)	13mo	$222,200	$122	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-42,538
• Equity at exit: $38,021

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-38,665
• Equity at exit: $22,048

Cash invested: $71,400 (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 70669

• Active inventory: 148
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$234 /mo · $2,812/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-19

Break-even live

Break-even rent $2,124

Max offer price $251,679

Occupancy floor 96%

Sensitivity live

Price	-10% $126	-5% $53	+0% $-19	+5% $-91	+10% $-163
Rent	-10% $-185	-5% $-102	+0% $-19	+5% $64	+10% $147
Rate	-1.0pp $110	-0.5pp $46	base $-19	+0.5pp $-85	+1.0pp $-152

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3855 River Rd Westlake, LA	3.0	2.0	1585	$2,300	$1.45	22d	1	1.08mi

Listing history 18 events

1. 2026-06-21
   days on market $255,000 Active 68 DOM
2. 2026-06-19
   days on market $255,000 Active 66 DOM
3. 2026-06-18
   days on market $255,000 Active 65 DOM
4. 2026-06-17
   days on market $255,000 Active 64 DOM
5. 2026-06-16
   days on market $255,000 Active 63 DOM
6. 2026-06-15
   days on market $255,000 Active 62 DOM
7. 2026-06-14
   days on market $255,000 Active 60 DOM
8. 2026-06-13
   days on market $255,000 Active 59 DOM
9. 2026-06-10
   days on market $255,000 Active 57 DOM
10. 2026-06-09
    days on market $255,000 Active 56 DOM
11. 2026-06-08
    days on market $255,000 Active 55 DOM
12. 2026-06-07
    days on market $255,000 Active 54 DOM
13. 2026-06-05
    days on market $255,000 Active 51 DOM
14. 2026-06-02
    days on market $255,000 Active 49 DOM
15. 2026-06-01
    days on market $255,000 Active 48 DOM
16. 2026-05-31
    days on market $255,000 Active 47 DOM
17. 2026-05-30
    days on market $255,000 Active 46 DOM
18. 2026-04-15
    listed $255,000 Active 1056-char remark

    Show marketing remark (1056 chars)

    Waterfront living at its best! Situated on a canal with access to the West Fork of the Calcasieu River, this amazingly well kept 4-bedroom, 2-bath home offers the perfect blend of comfort and functionality. The open living area is filled with natural light and flows effortlessly to a large screened-in porch—ideal for relaxing or entertaining while enjoying peaceful water views. Outside, you’ll also find a fish cleaning station, making this home perfect for those who love life on the water. The kitchen features custom copper accents, while the spacious primary suite includes porch access, a soaking tub, separate shower, dual vanities, and two closets. Additional highlights include 36” doorways, gas connections inside and out, and a 5-car garage with a concrete ramp and hot/cold water hookups. Located in Flood Zone AE with transferable flood insurance currently around $1,120/year. Connected to community sewer ($160 quarterly). Enjoy everyday waterfront living and relaxing days on the porch. 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: $2,812 · $234/mo
• Projected year-2 tax: $2,812 · $234/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$14,284
• − Property taxes: −$2,812
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$7,418
• Taxable loss: −$4,621
• Est. tax savings @ 24.0%: +$1,109
• After-tax cash flow: $883/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 — Moss Bluff

• Score: 72/100
• State rank: #39
• US rank: #6117

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment A Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Calcasieu Parish · 170,889 people
• Metro: Lake Charles, LA
• Population (ZIP): 9,552
• Household income: $69,106
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 178.0

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 (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 4% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 7% Serbian 2% Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 93% English-only · Other Asian/Pacific 3% Spanish 2% French/Haitian/Cajun 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: ▼ -107.45%
• Current HPI: 81.9801
• Rent YoY: —
• 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

1 event — show timeline

• 2026-04-15 Listed $255,000 SWLAR

Property tax history

+0.3%/yr

Latest (2025): $2,812 · +3.6% YoY. Source: county tax records.