3700 Ohio St St · Lake Charles, LA 70607

$99,000

2 bd · 1.0 ba · 1,416 sqft · SingleFamily · 294 Days on market

Built 1970 10,016 sqft lot $70/sqft · 32% below area Est $146k · 32% under ↓ 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Home has been updated with fresh coat on the walls and the bathroom, this home is on a large corner lot in the middle of Lake Charles

Key facts

• 0.23 acre lot
• Built 1970
• Listed 293 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $684 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 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 1970 — 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: 1.27% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.52%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (median comp): $146,381
• List price: $99,000
• Delta: -32.37%
• 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
3706 Texas St	0.08mi	3/2.0 (+1)	1,364 (-4%)	3mo	$129,900	$95	79
1309 Rosetta St	0.27mi	3/1.0 (+1)	1,383 (-2%)	6mo	$55,300	$40	74
4041 Fourden	0.42mi	3/— (+1)	1,370 (-3%)	3mo	$145,000	$106	68
2209 Michele Ct	0.50mi	3/2.0 (+1)	1,447 (+2%)	2mo	$195,000	$135	62
2210 S Lake Michele Cir	0.44mi	3/2.0 (+1)	1,508 (+6%)	10mo	$195,000	$129	51
4001 Briarfield Ln	0.31mi	3/2.0 (+1)	1,269 (-10%)	12mo	$168,000	$132	49
3707 Yale St	0.46mi	3/1.0 (+1)	1,270 (-10%)	9mo	$50,000	$39	49
1205 Tulane St	0.31mi	3/2.0 (+1)	1,620 (+14%)	4mo	$148,000	$91	49
1312 N Elton Ct N	0.42mi	3/2.0 (+1)	1,535 (+8%)	11mo	$120,000	$78	48
3824 Harvard St	0.73mi	3/2.0 (+1)	1,450 (+2%)	7mo	$210,000	$145	47
3705 Harvard St	0.68mi	3/2.0 (+1)	1,520 (+7%)	4mo	$160,500	$106	44
3401 Kingham Rd	0.48mi	3/2.0 (+1)	1,250 (-12%)	8mo	$130,000	$104	42

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: 12.8%
• Equity multiple: 1.54×
• Total profit: $14,867
• Equity at exit: $14,761

10-year hold

• IRR: 25.1%
• Equity multiple: 3.68×
• Total profit: $74,314
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$519
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $382

Break-even live

Break-even rent $772

Max offer price $99,000

Occupancy floor 65%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	0.16mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$994	$1.05	13d	6	0.22mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	0.66mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.70mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	0.84mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	0.87mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	0.97mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	13d	1	1.09mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	13d	1	1.10mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	43d	1	1.17mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	1.25mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	21d	1	1.32mi
518 E McNeese St Lake Charles, LA	1.0	1.0	920	$725	$0.79	43d	1	1.36mi

Listing history 19 events

1. 2026-06-19
   days on market $99,000 Active 294 DOM
2. 2026-06-18
   days on market $99,000 Active 293 DOM
3. 2026-06-17
   days on market $99,000 Active 292 DOM
4. 2026-06-16
   days on market $99,000 Active 291 DOM
5. 2026-06-15
   days on market $99,000 Active 290 DOM
6. 2026-06-14
   days on market $99,000 Active 288 DOM
7. 2026-06-13
   days on market $99,000 Active 287 DOM
8. 2026-06-10
   days on market $99,000 Active 285 DOM
9. 2026-06-09
   days on market $99,000 Active 284 DOM
10. 2026-06-08
    days on market $99,000 Active 283 DOM
11. 2026-06-07
    days on market $99,000 Active 282 DOM
12. 2026-06-05
    days on market $99,000 Active 279 DOM
13. 2026-06-02
    days on market $99,000 Active 277 DOM
14. 2026-06-01
    days on market $99,000 Active 276 DOM
15. 2026-05-31
    days on market $99,000 Active 275 DOM
16. 2026-05-30
    days on market $99,000 Active 274 DOM
17. 2026-01-20
    price $99,000 133-char remark

    Show marketing remark (133 chars)

    Home has been updated with fresh coat on the walls and the bathroom, this home is on a large corner lot in the middle of Lake Charles

18. 2025-10-16
    price $110,000 133-char remark

    Show marketing remark (133 chars)

    Home has been updated with fresh coat on the walls and the bathroom, this home is on a large corner lot in the middle of Lake Charles

19. 2025-08-29
    listed $120,000 Active 133-char remark

    Show marketing remark (133 chars)

    Home has been updated with fresh coat on the walls and the bathroom, this home is on a large corner lot in the middle of Lake Charles

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $591 · $49/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 5/10 Major FEMA zone X (unshaded) · 66% 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: $15,058
• − Mortgage interest: −$5,546
• − Property taxes: −$591
• − Insurance: −$495
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$2,880
• Taxable income: $3,137
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $3,826/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

-17.5% since first listed

3 events — show timeline

• 2026-01-20 Price Changed $99,000 SWLAR
• 2025-10-16 Price Changed $110,000 SWLAR
• 2025-08-29 Listed $120,000 SWLAR

Property tax history

+1.5%/yr

Latest (2025): $591 · +1.3% YoY. Source: county tax records.