2308 12th St · Lake Charles, LA 70601

$60,000

2 bd · 1.0 ba · 771 sqft · SingleFamily · 378 Days on market

Built 1969 Average condition 6,000 sqft lot $78/sqft · 14% below area Est $70k · 14% under

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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 +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this updated 2/1 in LC just awaiting its new owner. This home has been a long-term rental if you're looking to add to your portfolio. If you're looking for a starter home, this could be the one for you. The home has new kitchen counters, fresh paint and flooring in the bedrooms. The rooms are a good size as well. Schedule a showing and see the potential for yourself!

Key facts

• Fresh paint
• New kitchen counters
• 6,000 sq ft lot

Tags

• NEW KITCHEN COUNTERS
• FRESH PAINT
• FLOORING IN THE BEDROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 5.1% 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: T. H. Watkins Elementary School (math 27% / reading 32%, grade F, #333 of 646 statewide, top 54%, 199 students, 87% FRL); Oak Park Middle School (math 10% / reading 22%, grade F, #180 of 218 statewide, top 83%, 385 students, 83% FRL); Lagrange High School (math 9% / reading 22%, grade F, #217 of 265 statewide, top 82%, 907 students, 76% FRL) — zoned schools average 82% FRL vs 52% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 37% district-wide (-17 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); 512 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $415 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 378 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 7400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $34k; list at $60k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 378 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 1969 — 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: 1.63% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.10%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

• ARV (median comp): $70,000
• List price: $60,000
• Delta: -14.29%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2224 Lilly St	0.19mi	2/1.0	800 (+4%)	20mo	$78,000	$98	69
1803 9th Ave	0.32mi	2/1.0	725 (-6%)	21mo	$45,000	$62	58
1426 Grein Ave	0.56mi	2/1.0	716 (-7%)	8mo	$70,000	$98	55
2301 Lilly St	0.14mi	2/1.0	884 (+15%)	23mo	$53,000	$60	50
2236 E Prien Lake Rd E	1.02mi	3/1.0 (+1)	800 (+4%)	5mo	$90,000	$113	50
2125 9th St	0.46mi	3/1.0 (+1)	900 (+17%)	7mo	$55,000	$61	43
1708 Bryant Ct	0.98mi	2/1.0	861 (+12%)	17mo	$47,000	$55	31
1706 Bryant Ct	0.99mi	2/1.0	662 (-14%)	13mo	$45,000	$68	31

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: 25.7%
• Equity multiple: 2.10×
• Total profit: $18,546
• Equity at exit: $8,946

10-year hold

• IRR: 35.2%
• Equity multiple: 4.72×
• Total profit: $62,495
• Equity at exit: $5,188

Cash invested: $16,800 (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 →

Active competition Active MLS

• For sale now: 5 active · 3 under contract
• Median asking: $90,000 ($122/sqft)
• Median days on market: 143 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -25.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70601

• Rents YoY: 6.2%
• Active inventory: 512
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $976 high
• Mortgage (P&I): −$315
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $393

Break-even live

Break-even rent $478

Max offer price $60,000

Occupancy floor 55%

Sensitivity live

Price	-10% $427	-5% $410	+0% $393	+5% $376	+10% $359
Rent	-10% $316	-5% $355	+0% $393	+5% $432	+10% $470
Rate	-1.0pp $424	-0.5pp $409	base $393	+0.5pp $378	+1.0pp $362

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: $15,000
• Closing costs: $1,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1906 8th Ave Lake Charles, LA	3.0	1.0	1001	$1,350	$1.35	184d	1	0.12mi
2233 Lilly St Lake Charles, LA	2.0	1.0	815	$850	$1.04	10d	1	0.15mi
2202 Tulip St Lake Charles, LA	2.0	1.0	776	$850	$1.10	1d	1	0.21mi
2405 9th St Lake Charles, LA	2.0	1.0	788	$850	$1.08	154d	1	0.39mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	154d	1	0.53mi
1501 Hunter Dr Unit A Lake Charles, LA	1.0	1.0	900	$775	$0.86	10d	1	0.68mi
2111 4th St Lake Charles, LA	1.0	1.0	670	$650	$0.97	51d	1	0.73mi
2003 2nd Ave Lake Charles, LA	1.0	1.0	550	$800	$1.45	51d	1	0.74mi
1603 13th St Lake Charles, LA	2.0	1.0	850	$1,050	$1.24	51d	1	0.75mi
1105 Hunter Dr Lake Charles, LA	2.0	1.0	849	$900	$1.06	184d	1	0.86mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	184d	1	0.94mi
1628 Bryant Ct Lake Charles, LA	1.0	1.0	700	$700	$1.00	21d	1	1.01mi
1628 Bryant Ct Lake Charles, LA	1.0	1.0	700	$600	$0.86	9d	1	1.01mi
871 Von Blond Unit B Lake Charles, LA	3.0	1.0	1000	$925	$0.93	10d	1	1.01mi
1315 1/2 8th St Lake Charles, LA	2.0	1.0	700	$825	$1.18	2d	1	1.03mi
1039 13th St Lake Charles, LA	2.0	2.0	975	$1,200	$1.23	48d	1	1.19mi
3322 Kingham Rd Unit 4 Lake Charles, LA	2.0	1.0	870	$1,275	$1.47	10d	1	1.19mi
3322 Kingham Rd Unit 2 Lake Charles, LA	2.0	1.0	870	$1,075	$1.24	184d	1	1.19mi
3322 Kingham Rd Unit 6 Lake Charles, LA	2.0	1.0	870	$1,395	$1.60	2d	1	1.19mi
2709 Enterprise Blvd Unit A Lake Charles, LA	2.0	2.0	972	$1,400	$1.44	51d	1	1.20mi
3529 Greinwich Blvd Lake Charles, LA	3.0	1.0	768	$895	$1.17	184d	1	1.23mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	154d	1	1.24mi
3108 Aster St Apt C Lake Charles, LA	1.0	1.0	550	$750	$1.36	43d	1	1.24mi
1030 Falls St Lake Charles, LA	2.0	1.0	764	$800	$1.05	18d	1	1.31mi
2626 Bank St Lake Charles, LA	2.0	1.0	1100	$850	$0.77	24d	1	1.38mi
1512 Brick St Lake Charles, LA	2.0	1.0	700	$750	$1.07	9d	1	1.39mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	162d	1	1.39mi
1019 Alamo St Lake Charles, LA	3.0	2.0	1000	$1,000	$1.00	37d	1	1.39mi
922 Cleveland St Apt M Lake Charles, LA	1.0	1.0	900	$650	$0.72	21d	1	1.41mi
2701 Cline St Unit C Lake Charles, LA	2.0	1.0	864	$700	$0.81	10d	1	1.42mi
3211 Louisiana Ave Lake Charles, LA	3.0	2.0	1100	$900	$0.82	45d	1	1.49mi

Listing history 50 events

1. 2026-11-08
   days on market $60,000 Active 378 DOM
2. 2026-11-07
   days on market $60,000 Active 377 DOM
3. 2026-11-06
   days on market $60,000 Active 376 DOM
4. 2026-11-05
   days on market $60,000 Active 375 DOM
5. 2026-11-04
   days on market $60,000 Active 374 DOM
6. 2026-11-02
   days on market $60,000 Active 372 DOM
7. 2026-11-01
   days on market $60,000 Active 371 DOM
8. 2026-10-31
   days on market $60,000 Active 370 DOM
9. 2026-10-30
   days on market $60,000 Active 369 DOM
10. 2026-10-29
    days on market $60,000 Active 368 DOM
11. 2026-10-28
    days on market $60,000 Active 367 DOM
12. 2026-10-27
    days on market $60,000 Active 366 DOM
13. 2026-10-26
    days on market $60,000 Active 365 DOM
14. 2026-10-25
    days on market $60,000 Active 364 DOM
15. 2026-10-24
    days on market $60,000 Active 363 DOM
16. 2026-10-23
    days on market $60,000 Active 362 DOM
17. 2026-10-22
    days on market $60,000 Active 361 DOM
18. 2026-10-21
    days on market $60,000 Active 360 DOM
19. 2026-10-20
    days on market $60,000 Active 359 DOM
20. 2026-10-19
    days on market $60,000 Active 358 DOM
21. 2026-10-18
    days on market $60,000 Active 357 DOM
22. 2026-10-17
    days on market $60,000 Active 356 DOM
23. 2026-10-16
    days on market $60,000 Active 355 DOM
24. 2026-10-15
    days on market $60,000 Active 354 DOM
25. 2026-10-14
    days on market $60,000 Active 353 DOM
26. 2026-10-13
    days on market $60,000 Active 352 DOM
27. 2026-10-12
    days on market $60,000 Active 351 DOM
28. 2026-10-11
    days on market $60,000 Active 350 DOM
29. 2026-10-10
    days on market $60,000 Active 349 DOM
30. 2026-10-09
    days on market $60,000 Active 348 DOM
31. 2026-10-08
    days on market $60,000 Active 347 DOM
32. 2026-10-07
    days on market $60,000 Active 346 DOM
33. 2026-10-06
    days on market $60,000 Active 345 DOM
34. 2026-10-05
    days on market $60,000 Active 344 DOM
35. 2026-10-04
    days on market $60,000 Active 343 DOM
36. 2026-10-04
    days on market $60,000 Active 342 DOM
37. 2026-10-02
    days on market $60,000 Active 341 DOM
38. 2026-10-01
    days on market $60,000 Active 340 DOM
39. 2026-09-30
    days on market $60,000 Active 339 DOM
40. 2026-09-29
    days on market $60,000 Active 338 DOM
41. 2026-09-28
    days on market $60,000 Active 337 DOM
42. 2026-09-27
    days on market $60,000 Active 336 DOM
43. 2026-09-26
    days on market $60,000 Active 335 DOM
44. 2026-09-25
    days on market $60,000 Active 334 DOM
45. 2026-09-24
    days on market $60,000 Active 333 DOM
46. 2026-09-24
    days on market $60,000 Active 332 DOM
47. 2026-09-22
    days on market $60,000 Active 331 DOM
48. 2026-09-20
    days on market $60,000 Active 329 DOM
49. 2026-09-19
    days on market $60,000 Active 328 DOM
50. 2026-09-18
    days on market $60,000 Active 327 DOM

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $457 · $38/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $11,713
• − Mortgage interest: −$3,361
• − Property taxes: −$457
• − Insurance: −$300
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$1,745
• Taxable income: $3,975
• Est. tax owed @ 24.0%: −$954
• After-tax cash flow: $3,766/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 · 9 photos

Average 55/100 Cosmetic rehab Est. rehab $3,855–$11,565 screening

This home is in average condition with cosmetic updates needed. It has potential for increased value with new countertops and fixtures.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof
• Minor Windows (windows) — No visible signs of damage or wear on the windows
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing components
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior
• Minor Other — No visible signs of damage or wear on other components

Repairs flagged

• Minor kitchen cabinets — Worn but still functional, could be repainted or replaced
• Minor kitchen countertops — Worn, could be replaced with quartz or granite
• Minor bathroom fixtures — Standard fixtures, could be replaced with modern ones

Value-add opportunities

• Resale New kitchen countertops — Modern countertops will attract more buyers ↑
• Rental New bathroom fixtures — Upgraded fixtures will attract more renters ↑

ⓘ 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 32/100

Zoned Schools

Elementary T. H. Watkins Elementary School F LA #333/646 Nat'l #26,716/41,679 Middle Oak Park Middle School F LA #180/218 Nat'l #12,486/14,009 High Grand Lake High School D+ LA #33/265 Nat'l #5,016/17,239

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%
• 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

Price history

+200.0% since first listed

12 events — show timeline

• 2026-05-12 Relisted — SWLAR
• 2026-05-11 Pending — SWLAR
• 2025-11-23 Rental Removed $800 APPFOLIO
• 2025-11-19 Listed for Rent $800 APPFOLIO
• 2025-11-08 Relisted — SWLAR
• 2025-11-04 Pending — SWLAR
• 2025-10-25 Relisted — SWLAR
• 2025-10-25 Delisted — SWLAR
• 2025-10-20 Listed $60,000 SWLAR
• 2023-07-03 Rental Removed — APPFOLIO
• 2005-07-08 Sold (Public Records) $34,000 Public Records
• 2005-05-06 Sold (Public Records) $20,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $457 · +1.3% YoY. Source: county tax records.