261 Soileau Ln · Moss Bluff, LA 70611

$67,500

2 bd · 1.0 ba · 691 sqft · SingleFamily · 29 Days on market

Built 1961 9,147 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-located 2 bedroom 1 bathroom home in the heart of Moss Bluff- an incredible investment opportunity or ideal project for buyers looking to renovate and make it their own! This home offers great bones, a functional layout with an open concept kitchen and living area, and charm and character throughout. Offering almost 700 square feet of living space, the property is conveniently located within walking distance of Moss Bluff schooling, dining, and amenities. Property is being sold as-is and utilities are not currently active. Lot size and boundaries are approximate and subject to survey and/or subdivision. All measurements are more or less and to be verified by Buyer. Property is part of

Key facts

• Open concept kitchen
• Functional layout
• 9,147 sq ft lot

Tags

• OPEN CONCEPT KITCHEN
• FUNCTIONAL LAYOUT
• WALKING DISTANCE OF SCHOOLING
• WALKING DISTANCE OF DINING
• WALKING DISTANCE OF AMENITIES

Property features AI

Exterior

• Parking: Detached carport; 1 carport space; Open parking (total 1 parking space)
• Utilities: Public water; Electricity available; Natural gas available; Sewer connected; Shared septic
• Home design: Single-family house; Single story; Raised foundation; Property listed in fixer condition
• Construction: Raised foundation; Shingle roof
• Exterior features: Shingle roof; Rectangular lot; Shed(s)/storage

Interior

• Kitchen: Laminate counters
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Wall/window cooling unit(s)
• Interior features: Laminate counters; Open floor plan
• Laundry & utility: Washer hookup; Gas dryer hookup; Outside laundry area; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $68k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: Moss Bluff Elementary School (math 48% / reading 53%, grade D+, #123 of 646 statewide, top 19%, 973 students, 47% FRL); Moss Bluff Middle School (math 28% / reading 47%, grade F, #75 of 218 statewide, top 35%, 883 students, 41% FRL); Sam Houston High School (math 46% / reading 54%, grade D+, #36 of 265 statewide, top 13%, 1,216 students, 36% FRL).
• Market conditions: 322 active listings in the ZIP; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent is only 12% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 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: 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 $66,487 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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 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?
4. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.27%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.60×
• Total profit: $11,393
• Equity at exit: $10,064

10-year hold

• IRR: 23.7%
• Equity multiple: 3.04×
• Total profit: $38,640
• Equity at exit: $5,836

Cash invested: $18,900 (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 70611

• Active inventory: 322
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $351

Break-even live

Break-even rent $534

Max offer price $67,500

Occupancy floor 59%

Sensitivity live

Price	-10% $389	-5% $370	+0% $351	+5% $332	+10% $313
Rent	-10% $274	-5% $312	+0% $351	+5% $389	+10% $428
Rate	-1.0pp $385	-0.5pp $368	base $351	+0.5pp $333	+1.0pp $316

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-30
   status Pending
2. 2026-04-02
   listed $67,500 Active
3. 2024-03-14
   historical $800
4. 2023-12-07
   listed $800
5. 2023-08-20
   historical $800
6. 2023-08-13
   price $800

ⓘ 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: $475 · $40/mo
• Projected year-2 tax: $475 · $40/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $11,734
• − Mortgage interest: −$3,781
• − Property taxes: −$475
• − Insurance: −$338
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$1,964
• Taxable income: $3,300
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $3,418/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

• Census place: Moss Bluff, LA
• County: Calcasieu Parish · 170,889 people
• Metro: Lake Charles, LA
• Population (ZIP): 22,124
• Household income: $101,844
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 183.0

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 (84%)
• Race & ethnicity: White 84% Black 11% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 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: ▼ -84.82%
• Current HPI: 115.0052
• 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

6 events — show timeline

• 2026-04-30 Pending — SWLAR
• 2026-04-02 Listed $67,500 SWLAR
• 2024-03-14 Rental Removed $800 APPFOLIO
• 2023-12-07 Listed for Rent $800 APPFOLIO
• 2023-08-20 Rental Removed $800 APPFOLIO
• 2023-08-13 Price Changed $800 APPFOLIO

Property tax history

-0.0%/yr

Latest (2025): $475 · +1.6% YoY. Source: county tax records.