531 Clarence St · Lake Charles, LA 70601

$120,900

3 bd · 2.0 ba · 1,497 sqft · Land · 128 Days on market

Built 1940 Good condition 7,700 sqft lot Garage $81/sqft · 35% below area Est $185k · 35% under ↓ 28% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Rent growth +4.0/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into timeless charm in the heart of Lake Charles! This 3-bedroom, 2-bath cottage sits on a desirable corner lot shaded by mature trees, offering both character and curb appeal in a prime downtown location. Built in the 1940s, this home is filled with natural light thanks to an abundance of windows throughout. Inside, you’ll find all tile flooring for easy maintenance and a layout full of potential. Enjoy relaxing mornings on the sun porch and unwind in the spacious sunroom, perfect for entertaining or creating your own cozy retreat. While the home does need some TLC, it presents a wonderful opportunity for buyers with vision to restore and transform it into a true showpiece.

Key facts

• 7,700 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $121k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $121k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: John J. Johnson Ii Elementary School (149 students, 91% FRL); Ray D. Molo Middle Magnet School (math 6% / reading 18%, grade F, #193 of 218 statewide, top 88%, 325 students, 91% FRL); Washington/Marion Magnet High School (math 8% / reading 12%, grade F, #241 of 265 statewide, top 93%, 587 students, 80% FRL) — zoned schools average 87% FRL vs 52% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 37% district-wide (-26 pts) — the specific schools serving this property underperform the Calcasieu Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.2%/yr); 424 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $836 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $47k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $106,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1940 — 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: 1.41% ✓
• Cap rate: 11.33%
• Cash-on-cash: 18.00%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $185,449
• List price: $120,900
• Delta: -34.81%
• 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
1220 Pithon St #16	0.35mi	3/2.5	1,414 (-6%)	2mo	$191,000	$135	71
1808 Foster St St	0.95mi	3/1.5	1,501 (+0%)	1mo	$186,500	$124	61
1404 Dautel St	1.23mi	3/2.0	1,523 (+2%)	2mo	$75,000	$49	60
1410 Reid St	0.38mi	3/2.0	1,696 (+13%)	2mo	$245,000	$144	59
824 Cleveland St	0.33mi	3/2.0	1,789 (+20%)	2mo	$150,000	$84	58
114 Park Ave	0.36mi	3/2.0	1,834 (+22%)	2mo	$251,000	$137	56
710 7th St	0.38mi	2/1.5 (-1)	1,271 (-15%)	2mo	$151,050	$119	48
916 9th St St	0.61mi	3/2.0	1,798 (+20%)	1mo	$127,500	$71	45
2707 Cypress St	1.44mi	3/2.0	1,280 (-14%)	2mo	$140,000	$109	39
903 14th St	0.90mi	3/2.0	1,850 (+24%)	2mo	$43,500	$24	38
420 Moss St	0.71mi	3/3.0	1,770 (+18%)	2mo	$140,000	$79	36
2721 Louisiana Ave	1.39mi	2/1.0 (-1)	1,192 (-20%)	1mo	$115,000	$96	30

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: 13.1%
• Equity multiple: 1.54×
• Total profit: $18,380
• Equity at exit: $18,027

10-year hold

• IRR: 24.3%
• Equity multiple: 3.43×
• Total profit: $82,333
• Equity at exit: $10,453

Cash invested: $33,852 (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: 424
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$634
• Tax est. 1.5%: −$151 /mo · $1,814/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $508

Break-even live

Break-even rent $1,058

Max offer price $120,900

Occupancy floor 65%

Sensitivity live

Price	-10% $591	-5% $549	+0% $508	+5% $466	+10% $424
Rent	-10% $373	-5% $440	+0% $508	+5% $575	+10% $642
Rate	-1.0pp $569	-0.5pp $538	base $508	+0.5pp $476	+1.0pp $444

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: $30,225
• Closing costs: $3,627
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	93d	1	0.44mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	93d	1	0.53mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	93d	1	0.57mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	93d	1	0.60mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	93d	1	0.76mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	93d	1	0.88mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	70d	1	1.18mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	70d	1	1.24mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	62d	1	1.28mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	62d	1	1.40mi

Property features AI

Exterior

• Parking: Attached garage (1 car)Carport (1 car); 1 parking space total
• Utilities: Public waterPublic sewerElectricity and natural gas connectedCable available
• Home design: Single-story houseSingle-family residence
• Exterior features: Corner city lot with paved accessLot dimensions approximately 77 x 100

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heatingCentral air and wall/window air conditioning available
• Interior features: No fireplace

Listing history 50 events

1. 2026-08-08
   days on market $120,900 Active 128 DOM
2. 2026-08-07
   days on market $120,900 Active 127 DOM
3. 2026-08-06
   days on market $120,900 Active 126 DOM
4. 2026-08-05
   days on market $120,900 Active 125 DOM
5. 2026-08-04
   days on market $120,900 Active 124 DOM
6. 2026-08-03
   days on market $120,900 Active 123 DOM
7. 2026-07-31
   days on market $120,900 Active 120 DOM
8. 2026-07-29
   days on market $120,900 Active 118 DOM
9. 2026-07-27
   days on market $120,900 Active 116 DOM
10. 2026-07-25
    days on market $120,900 Active 114 DOM
11. 2026-07-23
    days on market $120,900 Active 112 DOM
12. 2026-07-22
    days on market $120,900 Active 111 DOM
13. 2026-07-21
    days on market $120,900 Active 110 DOM
14. 2026-07-18
    days on market $120,900 Active 107 DOM
15. 2026-07-16
    days on market $120,900 Active 105 DOM
16. 2026-07-16
    days on market $120,900 Active 104 DOM
17. 2026-07-14
    days on market $120,900 Active 103 DOM
18. 2026-07-13
    days on market $120,900 Active 102 DOM
19. 2026-07-12
    days on market $120,900 Active 101 DOM
20. 2026-07-11
    days on market $120,900 Active 100 DOM
21. 2026-07-10
    days on market $120,900 Active 99 DOM
22. 2026-07-09
    days on market $120,900 Active 98 DOM
23. 2026-07-08
    days on market $120,900 Active 97 DOM
24. 2026-07-07
    days on market $120,900 Active 96 DOM
25. 2026-07-06
    days on market $120,900 Active 95 DOM
26. 2026-07-05
    days on market $120,900 Active 94 DOM
27. 2026-07-04
    days on market $120,900 Active 93 DOM
28. 2026-07-03
    days on market $120,900 Active 92 DOM
29. 2026-07-03
    pricedays on market $120,900 Active 91 DOM
30. 2026-07-01
    days on market $125,900 Active 90 DOM
31. 2026-06-30
    days on market $125,900 Active 89 DOM
32. 2026-06-29
    days on market $125,900 Active 88 DOM
33. 2026-06-28
    days on market $125,900 Active 87 DOM
34. 2026-06-28
    days on market $125,900 Active 86 DOM
35. 2026-06-27
    days on market $125,900 Active 85 DOM
36. 2026-06-25
    days on market $125,900 Active 83 DOM
37. 2026-06-23
    days on market $125,900 Active 81 DOM
38. 2026-06-21
    days on market $125,900 Active 80 DOM
39. 2026-06-19
    days on market $125,900 Active 78 DOM
40. 2026-06-18
    days on market $125,900 Active 77 DOM
41. 2026-06-17
    days on market $125,900 Active 76 DOM
42. 2026-06-16
    days on market $125,900 Active 75 DOM
43. 2026-06-15
    pricestatusdays on market $125,900 Active 74 DOM
44. 2026-06-14
    days on market $129,900 Active Under Contract 72 DOM
45. 2026-06-13
    statusdays on market $129,900 Active Under Contract 71 DOM
46. 2026-06-10
    days on market $129,900 Active 69 DOM
47. 2026-06-09
    days on market $129,900 Active 68 DOM
48. 2026-06-08
    days on market $129,900 Active 67 DOM
49. 2026-06-07
    days on market $129,900 Active 66 DOM
50. 2026-06-05
    days on market $129,900 Active 63 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 1/10 Low FEMA zone X (shaded) · 0% 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: $20,403
• − Mortgage interest: −$6,772
• − Property taxes: −$1,814
• − Insurance: −$604
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$3,517
• Taxable income: $4,431
• Est. tax owed @ 24.0%: −$1,063
• After-tax cash flow: $5,028/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $7,485–$22,455 screening

This 3-bedroom, 2-bath home in Lake Charles, LA, presents a wonderful opportunity for buyers with vision to restore and transform it into a true showpiece. The home is in good condition with minimal repairs needed, and the highest-ROI updates would be to paint the exterior, replace the ceiling fan, and update the kitchen and flooring.

Components & finishes AI

Flooring tile Counters granite

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and home value ↑
• Both Replace ceiling fan — Improves air circulation and aesthetics ↑
• Resale Replace countertops — Modernizes the kitchen and adds value ↑
• Both Install new flooring — Improves aesthetics and adds value ↑
• Both Update paint color — Enhances curb appeal and interior aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 11/100

Zoned Schools

Elementary Ralph F. Wilson Elementary School F LA #550/646 Nat'l #37,719/41,679 Middle Ray D. Molo Middle Magnet School F LA #193/218 Nat'l #13,125/14,009 High Washington/marion Magnet High School F LA #241/265 Nat'l #16,463/17,239

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

C Composite livability gradescore 68/100

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 · 212,179 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: 6% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Parking: Attached garage (1 car)Carport (1 car); 1 parking space total
• Utilities: Public waterPublic sewerElectricity and natural gas connectedCable available
• Home design: Single-story houseSingle-family residence
• Exterior features: Corner city lot with paved accessLot dimensions approximately 77 x 100

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heatingCentral air and wall/window air conditioning available
• Interior features: No fireplace

Price history

-27.8% since first listed

8 events — show timeline

• 2026-07-02 Price Changed $120,900 SWLAR
• 2026-06-14 Relisted — SWLAR
• 2026-06-14 Price Changed $125,900 SWLAR
• 2026-06-11 Contingent — SWLAR
• 2026-06-02 Price Changed $129,900 SWLAR
• 2026-05-04 Price Changed $145,500 SWLAR
• 2026-04-14 Price Changed $159,500 SWLAR
• 2026-04-02 Listed $167,500 SWLAR

Property tax history

-12.5%/yr

Latest (2025): $69 · +4.5% YoY. Source: county tax records.