1329 Mitchell St · Lake Charles, LA 70607

$140,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily · 121 Days on market

Built 1956 0.42 ac lot $104/sqft · at area comps Est $137k · at est.

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +6.6/15.0
• 1% rule +5.0/10.0
• Rent growth +4.6/5.0
• 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 with large rooms, and the kitchen and dining combined. Home shows well with great looking woodwork and includes a gas range, dishwasher, ceiling fans, carport, garage/storage room, and a metal roof that is approximately 4 years old. This property is located in Flood Zone X, where flood insurance is not typically required. The backyard looks like a park setting with 2 rows each of 4 pecan trees which makes a lovely shade canopy for the backyard. All measurements are M/L.

Key facts

• Metal roof
• Dishwasher
• Ceiling fans

Tags

• GAS RANGE
• DISHWASHER
• CEILING FANS
• METAL ROOF
• FLOOD ZONE X
• BACKYARD PARK SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (0.2% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 (+8.6%/yr); 568 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $968 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 + 8.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago 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.
• Current owner paid $116k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1956 — 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: 1.00% ✗
• Cap rate: 8.70%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (median comp): $137,232
• List price: $140,000
• Delta: 2.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Rosetta St	0.07mi	3/1.0	1,383 (+2%)	6mo	$55,300	$40	84
3706 Texas St	0.38mi	3/2.0	1,364 (+1%)	3mo	$129,900	$95	78
3707 Yale St	0.36mi	3/1.0	1,270 (-6%)	9mo	$50,000	$39	62
4041 Fourden	0.72mi	3/—	1,370 (+2%)	3mo	$145,000	$106	62
3401 Kingham Rd	0.50mi	3/2.0	1,250 (-7%)	8mo	$130,000	$104	58
3705 Harvard St	0.54mi	3/2.0	1,520 (+13%)	4mo	$160,500	$106	50
3824 Harvard St	0.67mi	3/2.0	1,450 (+7%)	7mo	$210,000	$145	50
1518 21st St	0.55mi	3/1.0	1,201 (-11%)	9mo	$135,000	$112	45
819 Craft St	0.63mi	3/2.0	1,156 (-14%)	3mo	$143,000	$124	44
3706 Harvard St	0.57mi	2/1.0 (-1)	1,200 (-11%)	6mo	$131,000	$109	40
2210 S Lake Michele Cir	0.72mi	3/2.0	1,508 (+12%)	10mo	$195,000	$129	38
1312 N Elton Ct N	0.64mi	3/2.0	1,535 (+14%)	11mo	$120,000	$78	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,491
• Equity at exit: $20,874

10-year hold

• IRR: 15.2%
• Equity multiple: 2.49×
• Total profit: $58,501
• Equity at exit: $12,105

Cash invested: $39,200 (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 70607

• Rents YoY: 8.6%
• Active inventory: 568
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$734
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $280

Break-even live

Break-even rent $1,042

Max offer price $140,000

Occupancy floor 75%

Sensitivity live

Price	-10% $360	-5% $320	+0% $280	+5% $241	+10% $201
Rent	-10% $170	-5% $225	+0% $280	+5% $336	+10% $391
Rate	-1.0pp $351	-0.5pp $316	base $280	+0.5pp $244	+1.0pp $207

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	14d	1	0.17mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	22d	1	0.29mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	14d	6	0.39mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	45d	1	0.41mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	14d	1	0.43mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	14d	1	0.44mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	45d	1	0.69mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	14d	1	0.75mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	14d	1	0.75mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	45d	1	0.88mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	22d	1	0.90mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	45d	1	0.91mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	22d	1	0.96mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	22d	1	1.10mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	14d	1	1.18mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	14d	1	1.19mi
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	22d	1	1.22mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	45d	1	1.45mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	14d	1	1.50mi

Listing history 21 events

1. 2026-06-21
   days on market $140,000 Active 121 DOM
2. 2026-06-19
   days on market $140,000 Active 119 DOM
3. 2026-06-18
   days on market $140,000 Active 118 DOM
4. 2026-06-17
   days on market $140,000 Active 117 DOM
5. 2026-06-16
   days on market $140,000 Active 116 DOM
6. 2026-06-15
   days on market $140,000 Active 115 DOM
7. 2026-06-14
   days on market $140,000 Active 113 DOM
8. 2026-06-13
   days on market $140,000 Active 112 DOM
9. 2026-06-10
   days on market $140,000 Active 110 DOM
10. 2026-06-09
    days on market $140,000 Active 109 DOM
11. 2026-06-08
    days on market $140,000 Active 108 DOM
12. 2026-06-07
    days on market $140,000 Active 107 DOM
13. 2026-06-05
    days on market $140,000 Active 104 DOM
14. 2026-06-02
    days on market $140,000 Active 102 DOM
15. 2026-06-01
    days on market $140,000 Active 101 DOM
16. 2026-05-31
    days on market $140,000 Active 100 DOM
17. 2026-05-30
    days on market $140,000 Active 99 DOM
18. 2026-02-20
    listed $140,000 Active 509-char remark

    Show marketing remark (509 chars)

    Charming 3-bedroom, 2-bath cottage with large rooms, and the kitchen and dining combined. Home shows well with great looking woodwork and includes a gas range, dishwasher, ceiling fans, carport, garage/storage room, and a metal roof that is approximately 4 years old. This property is located in Flood Zone X, where flood insurance is not typically required. The backyard looks like a park setting with 2 rows each of 4 pecan trees which makes a lovely shade canopy for the backyard. All measurements are M/L.

19. 2016-09-01
    soldstatus $116,000
20. 2016-08-31
    soldstatus
21. 2016-07-17
    listed $119,000

ⓘ 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: $370 · $31/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$400/yr (+$33/mo · 107.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $16,767
• − Mortgage interest: −$7,842
• − Property taxes: −$370
• − Insurance: −$700
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$4,073
• Taxable income: $1,099
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $3,101/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): 27,080
• Household income: $60,351
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1267.0

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 0.65)
• Race & ethnicity: White 46% Black 36% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 10% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -91.59%
• Current HPI: 93.679
• Rent YoY: ▲ 8.55%
• 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

+17.6% since first listed

4 events — show timeline

• 2026-02-20 Listed $140,000 SWLAR
• 2016-09-01 Sold (Public Records) $116,000 Public Records
• 2016-08-31 Sold (MLS) — SWLAR
• 2016-07-17 Listed $119,000 SWLAR

Property tax history

-0.4%/yr

Latest (2025): $370 · +1.3% YoY. Source: county tax records.