1428 Enterprise Blvd · Lake Charles, LA 70601

$99,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily · 295 Days on market

Built 1959 8,712 sqft lot $88/sqft · 32% below area Est $146k · 32% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.3/10.0
• Rent growth +4.0/5.0
• 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 delightful 2-bedroom, 1-bath cottage offers timeless character and inviting spaces. Built in 1959, the home showcases original hardwood floors in great condition and impressive 11-foot ceilings that add a spacious feel throughout. Inside, you'll find a functional layout, with central A/C and heat and an interior spacious Laundry room. The classic touches make this home truly special. This home is perfect for those who appreciate vintage details with everyday comfort.

Key facts

• 11-foot ceilings
• Central a/c
• 8,712 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• 11-FOOT CEILINGS
• CENTRAL A/C
• INTERIOR SPACIOUS LAUNDRY ROOM

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 $216 ($3k/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 8.9% 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 (+6.2%/yr); 363 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 + 6.2% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $99k implies a 466% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 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 1959 — 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: 1.03% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (median comp): $145,755
• List price: $99,000
• Delta: -32.08%
• 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
624 8th St	0.50mi	2/2.0	1,110 (-1%)	3mo	$144,990	$131	68
731 Clarence St	0.42mi	2/1.0	1,154 (+3%)	13mo	$144,900	$126	65
710 7th St	0.38mi	2/1.5	1,271 (+14%)	1mo	$151,050	$119	57
1323 E Ford St E	0.36mi	3/1.0 (+1)	1,197 (+7%)	14mo	$143,000	$119	55
704 6th St	0.37mi	3/2.5 (+1)	1,200 (+7%)	8mo	$133,156	$111	54
1725 8th St	0.53mi	3/1.0 (+1)	1,088 (-3%)	15mo	$76,500	$70	54
1734 Moss St St	0.59mi	2/2.0	989 (-12%)	4mo	$109,900	$111	46
710 11th St	0.57mi	2/1.0	999 (-11%)	14mo	$45,000	$45	43
1011 Common St	0.63mi	2/2.0	1,274 (+14%)	2mo	$185,000	$145	42
1801 Moss St	0.60mi	3/1.0 (+1)	1,246 (+11%)	13mo	$129,900	$104	37
1203 15th St	0.75mi	3/2.0 (+1)	1,282 (+14%)	12mo	$184,000	$144	22
409 Prewitt St	0.75mi	3/2.0 (+1)	1,280 (+14%)	21mo	$50,000	$39	14

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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $1,029
• Equity at exit: $14,761

10-year hold

• IRR: 13.3%
• Equity multiple: 2.20×
• Total profit: $33,196
• 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 70601

• Rents YoY: 6.2%
• Active inventory: 363
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,022 high
• Mortgage (P&I): −$519
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $216

Break-even live

Break-even rent $749

Max offer price $99,000

Occupancy floor 74%

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	44d	1	0.33mi
823 Kirkman St Unit 4 Lake Charles, LA	1.0	1.0	950	$600	$0.63	21d	1	0.52mi
1605 W Common St Unit 1 Lake Charles, LA	1.0	1.0	750	$925	$1.23	21d	1	0.60mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	13d	1	0.73mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	44d	1	0.75mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	44d	1	0.76mi
401 Division St Lake Charles, LA	1.0	1.0	711	$1,095	$1.54	13d	1	0.90mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	0.91mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	44d	1	0.97mi
709 Pryce St Unit A Lake Charles, LA	1.0	1.0	825	$795	$0.96	21d	1	0.99mi
200 W 11th St Unit 4 Lake Charles, LA	1.0	1.0	700	$875	$1.25	21d	1	1.09mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	21d	1	1.21mi
333 Mill St Lake Charles, LA	1.0–2.0	1.0	758	$750	$0.99	13d	1	1.21mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	21d	1	1.23mi
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	44d	1	1.36mi
2405 9th St Lake Charles, LA	2.0	1.0	788	$850	$1.08	13d	1	1.37mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	1.46mi

Listing history 26 events

1. 2026-06-19
   days on market $99,000 Active 295 DOM
2. 2026-06-18
   days on market $99,000 Active 294 DOM
3. 2026-06-17
   days on market $99,000 Active 293 DOM
4. 2026-06-16
   days on market $99,000 Active 292 DOM
5. 2026-06-15
   days on market $99,000 Active 291 DOM
6. 2026-06-14
   days on market $99,000 Active 289 DOM
7. 2026-06-13
   days on market $99,000 Active 288 DOM
8. 2026-06-10
   days on market $99,000 Active 286 DOM
9. 2026-06-09
   days on market $99,000 Active 285 DOM
10. 2026-06-08
    days on market $99,000 Active 284 DOM
11. 2026-06-07
    days on market $99,000 Active 283 DOM
12. 2026-06-05
    days on market $99,000 Active 280 DOM
13. 2026-06-02
    days on market $99,000 Active 278 DOM
14. 2026-06-01
    days on market $99,000 Active 277 DOM
15. 2026-05-31
    days on market $99,000 Active 276 DOM
16. 2026-05-30
    days on market $99,000 Active 275 DOM
17. 2026-04-20
    status Active 476-char remark

    Show marketing remark (476 chars)

    This delightful 2-bedroom, 1-bath cottage offers timeless character and inviting spaces. Built in 1959, the home showcases original hardwood floors in great condition and impressive 11-foot ceilings that add a spacious feel throughout. Inside, you'll find a functional layout, with central A/C and heat and an interior spacious Laundry room. The classic touches make this home truly special. This home is perfect for those who appreciate vintage details with everyday comfort.

18. 2026-04-11
    status Pending 476-char remark

    Show marketing remark (476 chars)

    This delightful 2-bedroom, 1-bath cottage offers timeless character and inviting spaces. Built in 1959, the home showcases original hardwood floors in great condition and impressive 11-foot ceilings that add a spacious feel throughout. Inside, you'll find a functional layout, with central A/C and heat and an interior spacious Laundry room. The classic touches make this home truly special. This home is perfect for those who appreciate vintage details with everyday comfort.

19. 2026-04-06
    price $99,000 476-char remark

    Show marketing remark (476 chars)

    This delightful 2-bedroom, 1-bath cottage offers timeless character and inviting spaces. Built in 1959, the home showcases original hardwood floors in great condition and impressive 11-foot ceilings that add a spacious feel throughout. Inside, you'll find a functional layout, with central A/C and heat and an interior spacious Laundry room. The classic touches make this home truly special. This home is perfect for those who appreciate vintage details with everyday comfort.

20. 2026-01-05
    listed $105,000 Active
21. 2025-11-05
    status Active 476-char remark

    Show marketing remark (476 chars)

    This delightful 2-bedroom, 1-bath cottage offers timeless character and inviting spaces. Built in 1959, the home showcases original hardwood floors in great condition and impressive 11-foot ceilings that add a spacious feel throughout. Inside, you'll find a functional layout, with central A/C and heat and an interior spacious Laundry room. The classic touches make this home truly special. This home is perfect for those who appreciate vintage details with everyday comfort.

22. 2025-11-02
    status Pending 476-char remark

    Show marketing remark (476 chars)

    This delightful 2-bedroom, 1-bath cottage offers timeless character and inviting spaces. Built in 1959, the home showcases original hardwood floors in great condition and impressive 11-foot ceilings that add a spacious feel throughout. Inside, you'll find a functional layout, with central A/C and heat and an interior spacious Laundry room. The classic touches make this home truly special. This home is perfect for those who appreciate vintage details with everyday comfort.

23. 2025-09-01
    status Active 476-char remark

    Show marketing remark (476 chars)

    This delightful 2-bedroom, 1-bath cottage offers timeless character and inviting spaces. Built in 1959, the home showcases original hardwood floors in great condition and impressive 11-foot ceilings that add a spacious feel throughout. Inside, you'll find a functional layout, with central A/C and heat and an interior spacious Laundry room. The classic touches make this home truly special. This home is perfect for those who appreciate vintage details with everyday comfort.

24. 2025-08-23
    status Pending 476-char remark

    Show marketing remark (476 chars)

    This delightful 2-bedroom, 1-bath cottage offers timeless character and inviting spaces. Built in 1959, the home showcases original hardwood floors in great condition and impressive 11-foot ceilings that add a spacious feel throughout. Inside, you'll find a functional layout, with central A/C and heat and an interior spacious Laundry room. The classic touches make this home truly special. This home is perfect for those who appreciate vintage details with everyday comfort.

25. 2025-06-15
    listed $105,000 Active 476-char remark

    Show marketing remark (476 chars)

    This delightful 2-bedroom, 1-bath cottage offers timeless character and inviting spaces. Built in 1959, the home showcases original hardwood floors in great condition and impressive 11-foot ceilings that add a spacious feel throughout. Inside, you'll find a functional layout, with central A/C and heat and an interior spacious Laundry room. The classic touches make this home truly special. This home is perfect for those who appreciate vintage details with everyday comfort.

26. 2000-07-20
    soldstatus $17,500

ⓘ 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: $372 · $31/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$173/yr (+$14/mo · 46.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% 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: $12,260
• − Mortgage interest: −$5,546
• − Property taxes: −$372
• − Insurance: −$495
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$2,880
• Taxable income: $1,006
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $2,347/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): 30,872
• Household income: $49,992
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1304.0

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 0.55)
• Race & ethnicity: Black 59% White 31% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Lithuanian 7% Iranian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · 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: ▼ -109.32%
• Current HPI: 55.6127
• Rent YoY: ▲ 6.18%
• 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

+465.7% since first listed

10 events — show timeline

• 2026-04-20 Relisted — SWLAR
• 2026-04-11 Pending — SWLAR
• 2026-04-06 Price Changed $99,000 SWLAR
• 2026-01-05 Listed $105,000 GFPAR
• 2025-11-05 Relisted — SWLAR
• 2025-11-02 Pending — SWLAR
• 2025-09-01 Relisted — SWLAR
• 2025-08-23 Pending — SWLAR
• 2025-06-15 Listed $105,000 SWLAR
• 2000-07-20 Sold (Public Records) $17,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $372 · +4.5% YoY. Source: county tax records.