2609 Creole St · Lake Charles, LA 70601

$79,900

3 bd · 2.0 ba · 1,160 sqft · SingleFamily · 58 Days on market

Built 1965 8,712 sqft lot $69/sqft · 15% below area Est $94k · 15% under

---

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 +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming 3-bedroom, 2-bath cottage full of potential! This home features an open floor plan and has been used as a rental property for several years, making it a great opportunity for investors or buyers looking to add their personal touch. Property is being sold as-is, with seller to make no repairs. Schedule a showing today!

Key facts

• 8,712 sq ft lot
• Built 1965
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 32% 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $80k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.68% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.38%
• DSCR: 2.35
• GRM: 5.0

CMA / ARV

• ARV (median comp): $94,170
• List price: $79,900
• Delta: -15.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Louie St	0.27mi	3/2.0	1,153 (-1%)	21mo	$147,500	$128	69
614 Penn St	0.15mi	3/2.0	1,061 (-8%)	13mo	$127,500	$120	68
222 W Hale St W	0.46mi	3/1.0	1,192 (+3%)	8mo	$120,000	$101	64
2614 Dietz St	0.26mi	3/1.0	1,237 (+7%)	14mo	$65,000	$53	61
2300 Ernest St	0.32mi	3/—	1,285 (+11%)	9mo	$105,000	$82	60
222 Lucille St	0.51mi	2/2.0 (-1)	1,200 (+3%)	8mo	$140,000	$117	59
915 W 18th St	0.42mi	3/2.0	1,330 (+15%)	2mo	$155,000	$117	54
905 Clyde St	0.42mi	3/2.0	1,108 (-4%)	23mo	$110,000	$99	54
2404 Stanton St	0.48mi	3/1.0	1,296 (+12%)	4mo	$89,900	$69	51
2009 Cypress St	0.39mi	2/1.0 (-1)	1,228 (+6%)	20mo	$94,000	$77	46
202 Eddy St	0.46mi	2/1.0 (-1)	1,007 (-13%)	8mo	$94,000	$93	41

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: 28.4%
• Equity multiple: 2.23×
• Total profit: $27,555
• Equity at exit: $11,913

10-year hold

• IRR: 37.6%
• Equity multiple: 5.02×
• Total profit: $89,840
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$419
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $566

Break-even live

Break-even rent $628

Max offer price $79,900

Occupancy floor 53%

Sensitivity live

Price	-10% $612	-5% $589	+0% $566	+5% $544	+10% $521
Rent	-10% $460	-5% $513	+0% $566	+5% $620	+10% $673
Rate	-1.0pp $607	-0.5pp $587	base $566	+0.5pp $546	+1.0pp $525

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	13d	1	0.27mi
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	21d	1	0.35mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	44d	1	0.76mi
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	21d	1	0.86mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	21d	1	0.88mi
125 East St Lake Charles, LA	3.0	2.0	1138	$3,850	$3.38	44d	1	0.88mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	44d	1	0.89mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	44d	1	1.02mi
317 W School St Unit A Lake Charles, LA	2.0	1.0	825	$900	$1.09	44d	1	1.08mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	1.16mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	21d	1	1.31mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	44d	1	1.40mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	1.41mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $79,900 Pending 58 DOM
2. 2026-06-10
   pricedays on market $79,900 Active 57 DOM
3. 2026-06-09
   days on market $87,500 Active 56 DOM
4. 2026-06-08
   days on market $87,500 Active 55 DOM
5. 2026-06-07
   days on market $87,500 Active 54 DOM
6. 2026-06-05
   days on market $87,500 Active 51 DOM
7. 2026-06-02
   days on market $87,500 Active 49 DOM
8. 2026-06-01
   days on market $87,500 Active 48 DOM
9. 2026-05-31
   days on market $87,500 Active 47 DOM
10. 2026-05-30
    days on market $87,500 Active 46 DOM
11. 2026-04-14
    listed $87,500 Active 328-char remark

    Show marketing remark (328 chars)

    Charming 3-bedroom, 2-bath cottage full of potential! This home features an open floor plan and has been used as a rental property for several years, making it a great opportunity for investors or buyers looking to add their personal touch. Property is being sold as-is, with seller to make no repairs. Schedule a showing today!

12. 2011-01-14
    soldstatus $32,000
13. 2011-01-14
    soldstatus $32,000

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $523 · $44/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 (shaded) · 12% 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: $16,137
• − Mortgage interest: −$4,476
• − Property taxes: −$523
• − Insurance: −$400
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,324
• Taxable income: $5,832
• Est. tax owed @ 24.0%: −$1,400
• After-tax cash flow: $5,398/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

+173.4% since first listed

3 events — show timeline

• 2026-04-14 Listed $87,500 SWLAR
• 2011-01-14 Sold (Public Records) $32,000 Public Records
• 2011-01-14 Sold (Public Records) $32,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $523 · +2.4% YoY. Source: county tax records.