150 Petticoat Ln · Lake Charles, LA 70605

$190,000

3 bd · 2.0 ba · 1,722 sqft · SingleFamily · 235 Days on market

Built 1961 $110/sqft · at area comps Est $195k · at est.

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +8.7/15.0
• 1% rule +6.2/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3BR 2B in highly desirable University Place subdivision. New granite countertops in the kitchen, new wood laminate floors, Two living areas, large storage shop, fenced backyard; a must see! Priced to sell and won't last long! Home is not in a flood zone. Flood zone X.

Key facts

• Large storage shop
• Not in a flood zone
• Two living areas

Tags

• GRANITE COUNTERTOPS
• WOOD LAMINATE FLOORS
• TWO LIVING AREAS
• LARGE STORAGE SHOP
• FENCED BACKYARD
• NOT IN A FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $6k 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 $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; 27% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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 1961 — 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: 1.12% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.36%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (median comp): $195,113
• List price: $190,000
• Delta: -2.62%
• 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
230 Crestwood Ln	0.26mi	3/2.0	1,600 (-7%)	4mo	$187,500	$117	73
619 Central Pkwy	0.38mi	3/2.0	1,602 (-7%)	1mo	$150,000	$94	70
401 Montclair St	0.40mi	4/2.0 (+1)	1,760 (+2%)	4mo	$263,000	$149	69
115 Greenway St	0.14mi	4/2.0 (+1)	1,900 (+10%)	2mo	$263,400	$139	69
450 Greenway St	0.41mi	4/3.0 (+1)	1,827 (+6%)	4mo	$215,000	$118	58
425 Avalon St	0.36mi	3/2.0	1,465 (-15%)	2mo	$239,000	$163	56
714 Rampart St St	0.58mi	3/2.0	1,869 (+8%)	3mo	$172,500	$92	56
713 Bienville St	0.65mi	2/1.0 (-1)	1,679 (-2%)	2mo	$129,000	$77	55
732 Iberville St	0.66mi	3/2.0	1,598 (-7%)	3mo	$213,000	$133	55
624 Becky Ln	0.68mi	3/2.0	1,819 (+6%)	6mo	$290,000	$159	54
832 Desoto St	0.71mi	3/2.0	1,522 (-12%)	1mo	$192,500	$126	47
203 Heather St	0.49mi	2/2.0 (-1)	1,490 (-14%)	4mo	$210,000	$141	46

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: 5.7%
• Equity multiple: 1.23×
• Total profit: $12,439
• Equity at exit: $28,330

10-year hold

• IRR: 19.0%
• Equity multiple: 2.93×
• Total profit: $102,881
• Equity at exit: $16,428

Cash invested: $53,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,119 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $504

Break-even live

Break-even rent $1,481

Max offer price $190,000

Occupancy floor 71%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.37mi
801 Sundale Dr Lake Charles, LA	3.0	1.0	1144	$1,195	$1.04	43d	1	0.68mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	43d	1	0.69mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	43d	1	1.22mi

Listing history 19 events

1. 2026-06-19
   days on market $190,000 Active 235 DOM
2. 2026-06-18
   days on market $190,000 Active 234 DOM
3. 2026-06-17
   days on market $190,000 Active 233 DOM
4. 2026-06-16
   days on market $190,000 Active 232 DOM
5. 2026-06-15
   days on market $190,000 Active 231 DOM
6. 2026-06-14
   days on market $190,000 Active 229 DOM
7. 2026-06-13
   days on market $190,000 Active 228 DOM
8. 2026-06-10
   days on market $190,000 Active 226 DOM
9. 2026-06-09
   days on market $190,000 Active 225 DOM
10. 2026-06-08
    days on market $190,000 Active 224 DOM
11. 2026-06-07
    days on market $190,000 Active 223 DOM
12. 2026-06-05
    days on market $190,000 Active 220 DOM
13. 2026-06-02
    days on market $190,000 Active 218 DOM
14. 2026-06-01
    days on market $190,000 Active 217 DOM
15. 2026-05-31
    days on market $190,000 Active 216 DOM
16. 2026-05-30
    days on market $190,000 Active 215 DOM
17. 2025-10-23
    listed $190,000 Active 277-char remark

    Show marketing remark (277 chars)

    Charming 3BR 2B in highly desirable University Place subdivision. New granite countertops in the kitchen, new wood laminate floors, Two living areas, large storage shop, fenced backyard; a must see! Priced to sell and won't last long! Home is not in a flood zone. Flood zone X.

18. 2014-03-12
    soldstatus $150,000
19. 1999-10-05
    soldstatus $69,000

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $1,133 · $94/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) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $25,425
• − Mortgage interest: −$10,643
• − Property taxes: −$1,133
• − Insurance: −$950
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$5,527
• Taxable income: $3,103
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $5,301/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

+175.4% since first listed

3 events — show timeline

• 2025-10-23 Listed $190,000 Fizber.com
• 2014-03-12 Sold (Public Records) $150,000 Public Records
• 1999-10-05 Sold (Public Records) $69,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,133 · +2.4% YoY. Source: county tax records.