1550 Lacadie Dr Dr #17 · Lake Charles, LA 70605

$255,000

3 bd · 2.5 ba · 1,973 sqft · SingleFamily · 296 Days on market

Built 2016 3,594 sqft lot Est $260k · at est.

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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 +12.2/30.0
• ARV discount +8.4/15.0
• Rent growth +5.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous French country townhouse in South Lake Charles surrounded by restaurants, grocery stores & medical offices. This 3 bed 2.5 bath home has an open floorplan, granite counters, custom white cabinetry, island with snack bar overhang & beautiful wood flooring. Enjoy relaxing on your downtime in the large soaker tub or sitting under the covered patio. Every bedroom has walk-in closets, so there is an abundance of storage and upstairs has a landing room that you can utilize as a sitting room or even an office space. Property is located in flood zone X, no flood insurance required.

Key facts

• Ensuite
• Walk-in closet
• Covered patio

Tags

• MAIN FLOOR PRIMARY SUITE
• WALK-IN CLOSET
• ENSUITE
• COVERED PATIO
• OVERSIZED GARAGE

Property features AI

Exterior

• Parking: One-car garage
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected
• Home design: Townhouse; Two stories; Residential property
• Construction: Built by Salvador
• Exterior features: City lot; Lot dimensions approximately 28 x 128; Lot area approximately 0.083 acres

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-51 ($-614/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (15.1% below list).
• Recommended offer: $217k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.2% 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.
• Zoned schools: A. A. Nelson Elementary School (math 36% / reading 52%, grade F, #191 of 646 statewide, top 30%, 741 students, 55% FRL); F. K. White Middle School (math 26% / reading 39%, grade F, #104 of 218 statewide, top 48%, 661 students, 67% FRL); Alfred M. Barbe High School (math 41% / reading 56%, grade D, #41 of 265 statewide, top 16%, 1,991 students, 41% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+15.1%/yr); 464 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• This rent runs 30% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $8k 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 296 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.

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 $216,588 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $260,436
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1550 Lacadie Dr #14	0.05mi	3/2.5	1,947 (-1%)	5mo	$227,500	$117	91
1539 Tuscany Ln	0.12mi	3/2.0	1,940 (-2%)	2mo	$345,000	$178	88
1514 Tuscany Dr	0.12mi	3/2.0	2,020 (+2%)	6mo	$315,000	$156	83
1032 Richmond Cir	0.27mi	3/2.0	2,003 (+2%)	8mo	$325,000	$162	77
1506 S Greenfield Cir S	0.45mi	4/2.5 (+1)	2,025 (+3%)	2mo	$229,000	$113	68
1108 Lakeridge Ln	0.31mi	3/3.0	1,814 (-8%)	3mo	$235,000	$130	68
1525 W Autumnwood Ln W	0.56mi	3/2.0	1,964 (-0%)	6mo	$219,000	$112	66
820 Lakeridge Ln	0.55mi	3/2.0	1,890 (-4%)	6mo	$245,000	$130	60
1023 N Worthington Dr Dr N	0.26mi	4/3.0 (+1)	2,254 (+14%)	1mo	$420,000	$186	56
624 Becky Ln	0.67mi	3/2.0	1,819 (-8%)	6mo	$290,000	$159	49
4527 W Meadow Ln W	0.71mi	3/2.0	1,803 (-9%)	8mo	$237,500	$132	44
1441 Wedgewood St	0.74mi	3/2.0	2,183 (+11%)	4mo	$288,000	$132	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: -12.3%
• Equity multiple: 0.54×
• Total profit: $-33,103
• Equity at exit: $38,021

10-year hold

• IRR: 3.1%
• Equity multiple: 1.27×
• Total profit: $19,204
• Equity at exit: $22,048

Cash invested: $71,400 (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: 464
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,166 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-51

Break-even live

Break-even rent $2,231

Max offer price $247,591

Occupancy floor 97%

Sensitivity live

Price	-10% $125	-5% $37	+0% $-51	+5% $-139	+10% $-227
Rent	-10% $-222	-5% $-137	+0% $-51	+5% $34	+10% $120
Rate	-1.0pp $77	-0.5pp $14	base $-51	+0.5pp $-117	+1.0pp $-185

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	46d	1	0.76mi
4650 Nelson Rd Lake Charles, LA	1.0–3.0	1.0–2.0	1032	$1,875	$1.82	15d	24	0.87mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	23d	1	0.88mi
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	15d	1	0.96mi
1711 Mignonette Ln Unit 13-C Lake Charles, LA	2.0	1.5	1275	$1,095	$0.86	46d	1	1.11mi
4021 Nelson Rd Lake Charles, LA	3.0	2.0	1362	$1,600	$1.17	46d	1	1.45mi
4015 Nelson Rd Lake Charles, LA	3.0	1.0	1300	$1,200	$0.92	46d	1	1.47mi

Listing history 14 events

1. 2026-06-21
   days on market $255,000 Active 296 DOM
2. 2026-06-19
   days on market $255,000 Active 294 DOM
3. 2026-06-18
   days on market $255,000 Active 293 DOM
4. 2026-06-17
   pricedays on market $255,000 Active 292 DOM
5. 2026-06-16
   days on market $262,500 Active 291 DOM
6. 2026-06-15
   days on market $262,500 Active 290 DOM
7. 2026-06-14
   days on market $262,500 Active 288 DOM
8. 2026-06-13
   days on market $262,500 Active 287 DOM
9. 2026-06-10
   days on market $262,500 Active 285 DOM
10. 2026-06-09
    days on market $262,500 Active 284 DOM
11. 2026-06-08
    days on market $262,500 Active 283 DOM
12. 2026-06-07
    days on market $262,500 Active 282 DOM
13. 2026-06-05
    remarks 693-char remark
14. 2026-06-05
    listed $262,500 Active 279 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $25,991
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − Depreciation: −$7,418
• Taxable loss: −$4,970
• Est. tax savings @ 24.0%: +$1,193
• After-tax cash flow: $578/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

+14.1% since first listed

6 events — show timeline

• 2026-06-04 Price Changed $262,500 SWLAR
• 2025-08-29 Listed $267,000 SWLAR
• 2022-04-29 Sold (MLS) — SWLAR
• 2022-03-17 Listed $263,000 SWLAR
• 2018-07-31 Sold (MLS) — SWLAR
• 2018-05-21 Listed $230,000 SWLAR