1808 Foster St St · Lake Charles, LA 70601

$193,000

3 bd · 1.5 ba · 1,501 sqft · SingleFamily · 88 Days on market

Built 1938 0.25 ac lot $129/sqft · 11% above area Est $175k · 11% over

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +5.3/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming historic home built in 1938, located in the heart of Lake Charles. This well-maintained property offers 3 bedrooms and 1.5 bathrooms, showcasing timeless character with classic architectural details that reflect its era. The home features a functional layout with comfortable living spaces, ample natural light, and unique charm you won’t find in newer construction. Step outside to enjoy a beautiful outdoor patio, perfect for relaxing, entertaining, or enjoying quiet evenings outdoors. Conveniently located near local amenities, dining, and shopping, this property blends historic appeal with everyday practicality. A great opportunity for buyers looking for character, charm, and a central Lake Charles location.

Key facts

• 0.25 acre lot
• Built 1938
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $193k).
• Recommended offer: $181k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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); 364 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• At $1,996/mo this rent would consume 48% of the median local household income ($50k/yr) (locally 1304% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 6.2% rent growth), your $54k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1938 — 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 $181,420 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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: 8.83%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (median comp): $174,573
• List price: $193,000
• Delta: 10.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 W Sallier St W	0.13mi	3/2.0	1,620 (+8%)	2mo	$218,000	$135	77
2213 Ernest Street St	0.30mi	3/1.0	1,520 (+1%)	7mo	$50,000	$33	76
2109 Creole St	0.20mi	3/—	1,425 (-5%)	9mo	$173,900	$122	74
1741 Ethel St St	0.27mi	3/2.5	1,656 (+10%)	7mo	$216,200	$131	61
1001 W Sallier St W Unit F	0.61mi	2/1.5 (-1)	1,428 (-5%)	4mo	$215,000	$151	55
2300 Ernest St	0.33mi	3/—	1,285 (-14%)	9mo	$105,000	$82	53
1618 Watkins St	0.29mi	3/2.0	1,624 (+8%)	24mo	$300,000	$185	51
2322 Lake St	0.55mi	2/2.0 (-1)	1,488 (-1%)	21mo	$90,000	$60	49
423 7th St	0.68mi	3/2.0	1,502 (+0%)	23mo	$222,500	$148	47
2404 Stanton St	0.54mi	3/1.0	1,296 (-14%)	4mo	$89,900	$69	47
408 Burnett St	0.60mi	4/2.0 (+1)	1,358 (-10%)	6mo	$147,000	$108	44
2007 Lacache Dr	0.72mi	3/2.0	1,567 (+4%)	16mo	$282,000	$180	44

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,275
• Equity at exit: $28,777

10-year hold

• IRR: 13.0%
• Equity multiple: 2.17×
• Total profit: $63,207
• Equity at exit: $16,687

Cash invested: $54,040 (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: 364
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$76 /mo · $908/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $409

Break-even live

Break-even rent $1,479

Max offer price $193,000

Occupancy floor 75%

Sensitivity live

Price	-10% $518	-5% $463	+0% $409	+5% $354	+10% $299
Rent	-10% $251	-5% $330	+0% $409	+5% $488	+10% $566
Rate	-1.0pp $506	-0.5pp $458	base $409	+0.5pp $359	+1.0pp $308

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	45d	1	0.21mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	22d	1	0.24mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	45d	1	0.36mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	45d	1	0.39mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	45d	1	0.59mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	14d	1	0.66mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	45d	1	1.20mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	22d	1	1.34mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	22d	1	1.45mi

Listing history 8 events

1. 2026-05-11
   status Pending 731-char remark

   Show marketing remark (731 chars)

   Charming historic home built in 1938, located in the heart of Lake Charles. This well-maintained property offers 3 bedrooms and 1.5 bathrooms, showcasing timeless character with classic architectural details that reflect its era. The home features a functional layout with comfortable living spaces, ample natural light, and unique charm you won’t find in newer construction. Step outside to enjoy a beautiful outdoor patio, perfect for relaxing, entertaining, or enjoying quiet evenings outdoors. Conveniently located near local amenities, dining, and shopping, this property blends historic appeal with everyday practicality. A great opportunity for buyers looking for character, charm, and a central Lake Charles location.

2. 2026-04-01
   price $193,000 731-char remark

   Show marketing remark (731 chars)

   Charming historic home built in 1938, located in the heart of Lake Charles. This well-maintained property offers 3 bedrooms and 1.5 bathrooms, showcasing timeless character with classic architectural details that reflect its era. The home features a functional layout with comfortable living spaces, ample natural light, and unique charm you won’t find in newer construction. Step outside to enjoy a beautiful outdoor patio, perfect for relaxing, entertaining, or enjoying quiet evenings outdoors. Conveniently located near local amenities, dining, and shopping, this property blends historic appeal with everyday practicality. A great opportunity for buyers looking for character, charm, and a central Lake Charles location.

3. 2026-03-19
   listed $197,000 Active 731-char remark

   Show marketing remark (731 chars)

   Charming historic home built in 1938, located in the heart of Lake Charles. This well-maintained property offers 3 bedrooms and 1.5 bathrooms, showcasing timeless character with classic architectural details that reflect its era. The home features a functional layout with comfortable living spaces, ample natural light, and unique charm you won’t find in newer construction. Step outside to enjoy a beautiful outdoor patio, perfect for relaxing, entertaining, or enjoying quiet evenings outdoors. Conveniently located near local amenities, dining, and shopping, this property blends historic appeal with everyday practicality. A great opportunity for buyers looking for character, charm, and a central Lake Charles location.

4. 2026-03-16
   soldstatus Closed 731-char remark

   Show marketing remark (731 chars)

   Charming historic home built in 1938, located in the heart of Lake Charles. This well-maintained property offers 3 bedrooms and 1.5 bathrooms, showcasing timeless character with classic architectural details that reflect its era. The home features a functional layout with comfortable living spaces, ample natural light, and unique charm you won’t find in newer construction. Step outside to enjoy a beautiful outdoor patio, perfect for relaxing, entertaining, or enjoying quiet evenings outdoors. Conveniently located near local amenities, dining, and shopping, this property blends historic appeal with everyday practicality. A great opportunity for buyers looking for character, charm, and a central Lake Charles location.

5. 2026-03-12
   price $197,000 731-char remark

   Show marketing remark (731 chars)

   Charming historic home built in 1938, located in the heart of Lake Charles. This well-maintained property offers 3 bedrooms and 1.5 bathrooms, showcasing timeless character with classic architectural details that reflect its era. The home features a functional layout with comfortable living spaces, ample natural light, and unique charm you won’t find in newer construction. Step outside to enjoy a beautiful outdoor patio, perfect for relaxing, entertaining, or enjoying quiet evenings outdoors. Conveniently located near local amenities, dining, and shopping, this property blends historic appeal with everyday practicality. A great opportunity for buyers looking for character, charm, and a central Lake Charles location.

6. 2026-02-09
   listed $199,500 Active 731-char remark

   Show marketing remark (731 chars)

   Charming historic home built in 1938, located in the heart of Lake Charles. This well-maintained property offers 3 bedrooms and 1.5 bathrooms, showcasing timeless character with classic architectural details that reflect its era. The home features a functional layout with comfortable living spaces, ample natural light, and unique charm you won’t find in newer construction. Step outside to enjoy a beautiful outdoor patio, perfect for relaxing, entertaining, or enjoying quiet evenings outdoors. Conveniently located near local amenities, dining, and shopping, this property blends historic appeal with everyday practicality. A great opportunity for buyers looking for character, charm, and a central Lake Charles location.

7. 2022-02-18
   soldstatus $195,000
8. 2017-09-07
   soldstatus $75,000

ⓘ 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: $908 · $76/mo
• Projected year-2 tax: $1,062 · $88/mo
• Expected delta: +$153/yr (+$13/mo · 16.9%)

ⓘ 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 (shaded) · 7% 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: $23,953
• − Mortgage interest: −$10,811
• − Property taxes: −$908
• − Insurance: −$965
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$5,615
• Taxable income: $1,822
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $4,467/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

+157.3% since first listed

8 events — show timeline

• 2026-05-11 Pending — SWLAR
• 2026-04-01 Price Changed $193,000 SWLAR
• 2026-03-19 Listed $197,000 SWLAR
• 2026-03-16 Sold (MLS) — SWLAR
• 2026-03-12 Price Changed $197,000 SWLAR
• 2026-02-09 Listed $199,500 SWLAR
• 2022-02-18 Sold (Public Records) $195,000 Public Records
• 2017-09-07 Sold (Public Records) $75,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $908 · +4.5% YoY. Source: county tax records.