904 Mccall St · Lake Charles, LA 70607

$174,500

3 bd · 2.0 ba · 1,793 sqft · SingleFamily · 318 Days on market

Built 1957 0.27 ac lot $97/sqft · 20% below area Est $218k · 20% under

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Why this score? — see what drove the C 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Rent growth +4.6/5.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 Bedrooms, 2 bath turn-key home in prime location just a few blocks away from McNeese State University. This charming home offers several options to entertain guests or simply relax with family in a spacious living room, including a second living/sitting area. The dining area is adjacent to the kitchen, making it easy to serve meals while still being a part of the conversation. Covered screened patio with large backyard, perfect for barbeques with wood privacy fence included. Covered parking, new roof, new tile floors, new hot water heater, separate laundry room, and outside storage shed. This home offers convenient access to a variety of amenities including shopping centers, restaurants, parks, and schools ensuring that all your needs are met. Don't miss the opportunity to make this charming home yours. All measurements are more or less. Some pictures are virtually staged.

Key facts

• Covered parking
• Large backyard
• Wood privacy fence

Tags

• SPACIOUS LIVING ROOM
• SECOND LIVING SITTING AREA
• COVERED SCREENED PATIO
• LARGE BACKYARD
• WOOD PRIVACY FENCE
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (10.4% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• This rent runs 31% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask is 12364% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 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 1957 — 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: 0.90% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 9.3

CMA / ARV

• ARV (median comp): $217,628
• List price: $174,500
• Delta: -19.82%
• 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
4713 Desoto St	0.46mi	4/2.0 (+1)	1,836 (+2%)	10mo	$229,000	$125	61
713 Bienville St	0.39mi	2/1.0 (-1)	1,679 (-6%)	2mo	$129,000	$77	61
4301 Harvard St	0.23mi	4/3.0 (+1)	2,000 (+12%)	1mo	$285,000	$143	60
732 Iberville St	0.43mi	3/2.0	1,598 (-11%)	3mo	$213,000	$133	60
4019 Center St	0.51mi	3/2.0	1,978 (+10%)	2mo	$82,000	$41	57
4569 Louisiana Ave	0.31mi	2/2.0 (-1)	1,629 (-9%)	10mo	$175,000	$107	57
714 Rampart St St	0.74mi	3/2.0	1,869 (+4%)	3mo	$172,500	$92	56
1208 N Elton Ct Ct N	0.60mi	3/3.0	1,863 (+4%)	8mo	$118,000	$63	55
857 Desoto St St	0.74mi	4/2.0 (+1)	1,858 (+4%)	1mo	$292,200	$157	54
138 E Parkway St E	0.53mi	3/2.0	1,611 (-10%)	10mo	$210,000	$130	50
1824 Park Place Dr	0.67mi	3/2.0	1,564 (-13%)	8mo	$218,000	$139	41
1312 N Elton Ct N	0.64mi	3/2.0	1,535 (-14%)	11mo	$120,000	$78	37

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: -4.2%
• Equity multiple: 0.83×
• Total profit: $-8,119
• Equity at exit: $26,019

10-year hold

• IRR: 10.0%
• Equity multiple: 1.93×
• Total profit: $45,661
• Equity at exit: $15,088

Cash invested: $48,860 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$915
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $188

Break-even live

Break-even rent $1,326

Max offer price $174,500

Occupancy floor 83%

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	43d	1	0.43mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	43d	1	0.90mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	1.03mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	1.10mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	1.12mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	1.19mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	1.37mi

Listing history 19 events

1. 2026-06-19
   days on market $174,500 Active 318 DOM
2. 2026-06-18
   days on market $174,500 Active 317 DOM
3. 2026-06-17
   days on market $174,500 Active 316 DOM
4. 2026-06-16
   days on market $174,500 Active 315 DOM
5. 2026-06-15
   days on market $174,500 Active 314 DOM
6. 2026-06-14
   days on market $174,500 Active 312 DOM
7. 2026-06-13
   days on market $174,500 Active 311 DOM
8. 2026-06-10
   days on market $174,500 Active 309 DOM
9. 2026-06-09
   days on market $174,500 Active 308 DOM
10. 2026-06-08
    days on market $174,500 Active 307 DOM
11. 2026-06-07
    days on market $174,500 Active 306 DOM
12. 2026-06-05
    days on market $174,500 Active 303 DOM
13. 2026-06-02
    days on market $174,500 Active 301 DOM
14. 2026-06-01
    days on market $174,500 Active 300 DOM
15. 2026-05-31
    days on market $174,500 Active 299 DOM
16. 2026-05-30
    days on market $174,500 Active 298 DOM
17. 2025-08-26
    historical $1,400
18. 2025-08-26
    listed $1,400
19. 2023-11-10
    listed $174,500 Active 896-char remark

    Show marketing remark (896 chars)

    Charming 3 Bedrooms, 2 bath turn-key home in prime location just a few blocks away from McNeese State University. This charming home offers several options to entertain guests or simply relax with family in a spacious living room, including a second living/sitting area. The dining area is adjacent to the kitchen, making it easy to serve meals while still being a part of the conversation. Covered screened patio with large backyard, perfect for barbeques with wood privacy fence included. Covered parking, new roof, new tile floors, new hot water heater, separate laundry room, and outside storage shed. This home offers convenient access to a variety of amenities including shopping centers, restaurants, parks, and schools ensuring that all your needs are met. Don't miss the opportunity to make this charming home yours. All measurements are more or less. Some pictures are virtually staged.

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$240/yr (+$20/mo · 33.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 18 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: $18,770
• − Mortgage interest: −$9,775
• − Property taxes: −$720
• − Insurance: −$872
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$5,076
• Taxable loss: −$677
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $2,417/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

-99.2% since first listed

3 events — show timeline

• 2025-08-26 Rental Removed $1,400 SWLAR
• 2025-08-26 Listed for Rent $1,400 SWLAR
• 2023-11-10 Listed $174,500 SWLAR

Property tax history

+0.6%/yr

Latest (2025): $720 · +1.3% YoY. Source: county tax records.