531 Clarence St · Lake Charles, LA 70601

$125,900

3 bd · 2.0 ba · 1,497 sqft · Land · 78 Days on market

Built 1940 7,700 sqft lot $84/sqft · 38% below area Est $203k · 38% under ↓ 13% 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 +8.5/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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. With its classic charm, solid bones, and unbeatable location, this cottage is ready to become something truly special. Don’t miss your chance to bring this hidden gem back to life!

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 $126k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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); 363 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 41% of the median local income ($50k/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 $870 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

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 $118,346 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 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: 1.35% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $202,880
• List price: $125,900
• Delta: -37.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.44×
• Total profit: $15,370
• Equity at exit: $18,772

10-year hold

• IRR: 22.2%
• Equity multiple: 3.18×
• Total profit: $76,877
• Equity at exit: $10,886

Cash invested: $35,252 (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: 363
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$660
• Tax est. 1.5%: −$157 /mo · $1,888/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $473

Break-even live

Break-even rent $1,101

Max offer price $125,900

Occupancy floor 67%

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: $31,475
• Closing costs: $3,777
• 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	43d	1	0.44mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	43d	1	0.53mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	43d	1	0.57mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	43d	1	0.60mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	43d	1	0.76mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	43d	1	0.88mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	21d	1	1.18mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	21d	1	1.24mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	13d	1	1.28mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	1.40mi

Listing history 20 events

1. 2026-06-19
   days on market $125,900 Active 78 DOM
2. 2026-06-18
   days on market $125,900 Active 77 DOM
3. 2026-06-17
   days on market $125,900 Active 76 DOM
4. 2026-06-16
   days on market $125,900 Active 75 DOM
5. 2026-06-15
   pricestatusdays on market $125,900 Active 74 DOM
6. 2026-06-14
   days on market $129,900 Active Under Contract 72 DOM
7. 2026-06-13
   statusdays on market $129,900 Active Under Contract 71 DOM
8. 2026-06-10
   days on market $129,900 Active 69 DOM
9. 2026-06-09
   days on market $129,900 Active 68 DOM
10. 2026-06-08
    days on market $129,900 Active 67 DOM
11. 2026-06-07
    days on market $129,900 Active 66 DOM
12. 2026-06-05
    days on market $129,900 Active 63 DOM
13. 2026-06-03
    price $129,900 Active 61 DOM
14. 2026-06-02
    days on market $145,500 Active 61 DOM
15. 2026-06-01
    days on market $145,500 Active 60 DOM
16. 2026-05-31
    days on market $145,500 Active 59 DOM
17. 2026-05-30
    days on market $145,500 Active 58 DOM
18. 2026-05-04
    price $145,500 881-char remark

    Show marketing remark (881 chars)

    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. With its classic charm, solid bones, and unbeatable location, this cottage is ready to become something truly special. Don’t miss your chance to bring this hidden gem back to life!

19. 2026-04-14
    price $159,500 881-char remark

    Show marketing remark (881 chars)

    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. With its classic charm, solid bones, and unbeatable location, this cottage is ready to become something truly special. Don’t miss your chance to bring this hidden gem back to life!

20. 2026-04-02
    listed $167,500 Active 881-char remark

    Show marketing remark (881 chars)

    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. With its classic charm, solid bones, and unbeatable location, this cottage is ready to become something truly special. Don’t miss your chance to bring this hidden gem back to life!

ⓘ 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 (shaded) · 21% 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: −$7,052
• − Property taxes: −$1,888
• − Insurance: −$630
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$3,663
• Taxable income: $3,905
• Est. tax owed @ 24.0%: −$937
• After-tax cash flow: $4,740/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

-13.1% since first listed

3 events — show timeline

• 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.