410 Washington St St · Lake Charles, LA 70605

$182,500

3 bd · 1.5 ba · 1,500 sqft · SingleFamily · 22 Days on market

Built 1960 10,454 sqft lot $122/sqft · 7% below area Est $196k · 7% under

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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 +16.4/30.0
• ARV discount +10.6/15.0
• DSCR +5.1/10.0
• Rent growth +5.0/5.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the University neighborhood this meticulously maintained brick home is ready for her new owner. Hardwoods, brick flooring and tile throughout, so very allergy, kid and pet friendly. All new doors. Enjoy storage in the custom built-ins. Safe-Step tub in the hall bath meets any mobility challenges with a safe solution. Master has half-bath, and hallway has the full bath. Home is equipped with a water purifier that will come with the home. Updated water heater. 2 wonderful outbuildings, and the shed has full power to it. Also enjoy a shelter for a boat, trailer(s) or mowing equipment. Tranquil backyard boasts magnolia trees, figs and so much more. Seating area for entertaining and relaxation.

Key facts

• 0.24 acre lot
• Built 1960
• Listed 22 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Phone available; Water connected; Sewer connected
• Home design: Single-family house; One story
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 74.6 x 140.3 x 77.6 x 138.8

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 (14.3% below list).
• Recommended offer: $156k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 (+15.1%/yr); 456 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.
• Current owner paid $145k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $156,489 (14.3% below list)

Questions for the listing agent

1. Built in 1960 — 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 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (median comp): $196,020
• List price: $182,500
• Delta: -6.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Petite St	0.28mi	3/1.5	1,536 (+2%)	7mo	$197,000	$128	77
425 Avalon St	0.38mi	3/2.0	1,465 (-2%)	2mo	$239,000	$163	75
230 Crestwood Ln	0.20mi	3/2.0	1,600 (+7%)	4mo	$187,500	$117	74
717 University Dr Dr	0.36mi	3/2.0	1,423 (-5%)	2mo	$185,000	$130	71
619 Central Pkwy	0.33mi	3/2.0	1,602 (+7%)	1mo	$150,000	$94	71
203 Heather St	0.45mi	2/2.0 (-1)	1,490 (-1%)	4mo	$210,000	$141	67
238 Overhill St	0.41mi	3/2.0	1,420 (-5%)	7mo	$165,000	$116	64
825 Central Pkwy	0.42mi	3/2.0	1,389 (-7%)	7mo	$180,000	$130	60
607 W Mcneese St St W	0.73mi	3/2.0	1,536 (+2%)	3mo	$160,000	$104	57
732 Iberville St	0.68mi	3/2.0	1,598 (+6%)	3mo	$213,000	$133	53
713 Bienville St	0.65mi	2/1.0 (-1)	1,679 (+12%)	2mo	$129,000	$77	41
741 Morningside Dr	0.67mi	2/2.0 (-1)	1,340 (-11%)	6mo	$144,000	$107	39

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: -7.5%
• Equity multiple: 0.71×
• Total profit: $-14,726
• Equity at exit: $27,211

10-year hold

• IRR: 7.1%
• Equity multiple: 1.65×
• Total profit: $33,131
• Equity at exit: $15,779

Cash invested: $51,100 (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 70605

• Rents YoY: 15.1%
• Active inventory: 456
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$957
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $104

Break-even live

Break-even rent $1,433

Max offer price $182,500

Occupancy floor 88%

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	13d	1	0.34mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	44d	1	0.67mi
801 Sundale Dr Lake Charles, LA	3.0	1.0	1144	$1,195	$1.04	44d	1	0.77mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	44d	1	1.19mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	21d	1	1.44mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	44d	1	1.50mi

Listing history 4 events

1. 2026-05-06
   listed $182,500 Active 465-char remark
2. 2017-03-20
   soldstatus 709-char remark

   Show marketing remark (709 chars)

   Nestled in the University neighborhood this meticulously maintained brick home is ready for her new owner. Hardwoods, brick flooring and tile throughout, so very allergy, kid and pet friendly. All new doors. Enjoy storage in the custom built-ins. Safe-Step tub in the hall bath meets any mobility challenges with a safe solution. Master has half-bath, and hallway has the full bath. Home is equipped with a water purifier that will come with the home. Updated water heater. 2 wonderful outbuildings, and the shed has full power to it. Also enjoy a shelter for a boat, trailer(s) or mowing equipment. Tranquil backyard boasts magnolia trees, figs and so much more. Seating area for entertaining and relaxation.

3. 2017-03-20
   soldstatus $145,000

   Show marketing remark (709 chars)

   Nestled in the University neighborhood this meticulously maintained brick home is ready for her new owner. Hardwoods, brick flooring and tile throughout, so very allergy, kid and pet friendly. All new doors. Enjoy storage in the custom built-ins. Safe-Step tub in the hall bath meets any mobility challenges with a safe solution. Master has half-bath, and hallway has the full bath. Home is equipped with a water purifier that will come with the home. Updated water heater. 2 wonderful outbuildings, and the shed has full power to it. Also enjoy a shelter for a boat, trailer(s) or mowing equipment. Tranquil backyard boasts magnolia trees, figs and so much more. Seating area for entertaining and relaxation.

4. 2017-01-04
   listed $149,900 709-char remark

   Show marketing remark (709 chars)

   Nestled in the University neighborhood this meticulously maintained brick home is ready for her new owner. Hardwoods, brick flooring and tile throughout, so very allergy, kid and pet friendly. All new doors. Enjoy storage in the custom built-ins. Safe-Step tub in the hall bath meets any mobility challenges with a safe solution. Master has half-bath, and hallway has the full bath. Home is equipped with a water purifier that will come with the home. Updated water heater. 2 wonderful outbuildings, and the shed has full power to it. Also enjoy a shelter for a boat, trailer(s) or mowing equipment. Tranquil backyard boasts magnolia trees, figs and so much more. Seating area for entertaining and relaxation.

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,188 · $99/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 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: $18,779
• − Mortgage interest: −$10,223
• − Property taxes: −$1,188
• − Insurance: −$912
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$5,309
• Taxable loss: −$1,859
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $1,696/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): 40,482
• Household income: $86,015
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1328.0

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 (79%)
• Race & ethnicity: White 79% Black 10% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 12% Italian 3% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -102.68%
• Current HPI: 105.1903
• Rent YoY: ▲ 15.10%
• 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

+21.7% since first listed

5 events — show timeline

• 2026-05-28 Pending — SWLAR
• 2026-05-06 Listed $182,500 SWLAR
• 2017-03-20 Sold (Public Records) $145,000 Public Records
• 2017-03-20 Sold (MLS) — SWLAR
• 2017-01-04 Listed $149,900 SWLAR

Property tax history

+4.5%/yr

Latest (2025): $1,188 · +2.4% YoY. Source: county tax records.