857 Desoto St St · Lake Charles, LA 70607

$289,900

4 bd · 2.0 ba · 1,858 sqft · SingleFamily · 7 Days on market

Built 2018 9,350 sqft lot Est $247k · 17% over $100/mo HOA · 4% of rent

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Why this score? — see what drove the F 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 +12.3/30.0
• Rent growth +4.6/5.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WATER VIEW LOT! THIS ONE SOLD BUT THERE ARE MORE LOTS AND FLOOR PLANS AVAILABLE! TO BE BUILT - BRAND NEW CONSTRUCTION IN AMBERWOOD PARK, A MUST SEE WITHIN THE CITY LIMITS OF BEAUTIFUL S. LAKE CHARLES. PERFECT LOCATION JUST SECONDS FROM MCNEESE UNIVERSITY & STADIUM, DINING, NIGHTLY ENTERTAINMENT, LAKE CHARLES REGIONAL AIRPORT AND THE 210 LOOP! THE RIPLEY IV A OFFERS 4 BEDROOMS & 2 BATHROOMS WITH AN OPEN FLOOR PLAN! SPECIAL FEATURES INCLUDE:WOOD FLRS IN LIVING RM, FOYER EXT, HALL TO BDRMS & MASTER BEDROOM, CERAMIC TILE FLOORS IN WET AREAS, 3CM GRANITE COUNTER TOPS IN KITCHEN & BATHROOMS, UPGRADED CABINETS THROUGHOUT, PFISTER PLUMBING FIXTURES, LARGE 2 WALK-IN CLOSETS, DOUBLE VANITY, SEPARATE SHOWER & GARDEN TUB IN MASTER BATHROOM, VINYL LOW E-3 SILVERLINE TILT-IN WINDOWS, RHEEM TANKLESS GAS WATER HEATER, RADIANT BARRIER DECKING IN ATTIC, COVERED PATIO, POST TENSION SLAB, FULLY SODDED YARD WITH SEASONAL LANDSCAPING & MORE

Key facts

• Custom cabinetry
• Custom backsplash
• Water-view lot

Tags

• WATER-VIEW LOT
• CUSTOM CABINETRY
• CUSTOM BACKSPLASH
• COVERED PATIO ADDITION
• TONGUE AND GROOVE CEILINGS
• EXTENDED DRIVEWAY

Property features AI

Finance

• HOA & community: Has homeowners association; Quarterly association fee of $300 (equivalent to $100/month); Community features include fishing, street lights, sidewalks, and suburban setting

Exterior

• Parking: Attached 2-car garage; Three total parking spaces; Three open parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story house; Faces south; Single family residence
• Construction: Shingle roof; Built by DSLD
• Exterior features: Covered front porch; Patio; Back yard; City lot; Pond on the property (waterfront feature)

Interior

• Bedrooms: Four main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-53 ($-638/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (19.1% below list).
• Recommended offer: $235k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Dolby Elementary School (math 42% / reading 62%, grade C-, #108 of 646 statewide, top 18%, 381 students, 64% FRL); F. K. White Middle School (math 26% / reading 39%, grade F, #104 of 218 statewide, top 48%, 661 students, 67% FRL); Lagrange High School (math 9% / reading 22%, grade F, #217 of 265 statewide, top 82%, 907 students, 76% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.6%/yr); 569 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $2,346/mo this rent would consume 47% of the median local household income ($60k/yr) (locally 1267% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.

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 $234,573 (19.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $247,114
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
857 Desoto St St	0.00mi	4/2.0	1,858 (0%)	1mo	$292,200	$157	99
869 Desoto St	0.04mi	4/2.0	1,858 (0%)	16mo	$249,900	$134	85
714 Rampart St St	0.20mi	3/2.0 (-1)	1,869 (+1%)	3mo	$172,500	$92	82
731 Rampart St	0.17mi	3/2.0 (-1)	1,842 (-1%)	13mo	$285,000	$155	75
4713 Desoto St	0.46mi	4/2.0	1,836 (-1%)	10mo	$229,000	$125	68
732 Iberville St	0.40mi	3/2.0 (-1)	1,598 (-14%)	3mo	$213,000	$133	51
4521 Louisiana Ave	0.55mi	3/2.5 (-1)	1,926 (+4%)	14mo	$269,900	$140	50
588 Jefferson Dr	0.65mi	3/2.0 (-1)	1,769 (-5%)	16mo	$186,000	$105	44
1927 Smith Rd	0.71mi	3/2.0 (-1)	1,685 (-9%)	8mo	$224,420	$133	40
1903 Chandler Ave	0.70mi	3/2.0 (-1)	1,710 (-8%)	12mo	$214,375	$125	39
5426 Chandler Ave	0.73mi	3/— (-1)	1,685 (-9%)	8mo	$220,000	$131	39
1907 Chandler Ave	0.71mi	3/2.0 (-1)	1,688 (-9%)	14mo	$200,000	$118	35

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: -12.4%
• Equity multiple: 0.53×
• Total profit: $-37,991
• Equity at exit: $43,225

10-year hold

• IRR: 2.7%
• Equity multiple: 1.23×
• Total profit: $18,880
• Equity at exit: $25,065

Cash invested: $81,172 (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: 569
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,346 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$165 /mo · $1,983/yr
• Insurance: −$121
• HOA: −$100
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-53

Break-even live

Break-even rent $2,413

Max offer price $280,505

Occupancy floor 97%

Sensitivity live

Price	-10% $111	-5% $29	+0% $-53	+5% $-135	+10% $-217
Rent	-10% $-238	-5% $-146	+0% $-53	+5% $39	+10% $132
Rate	-1.0pp $93	-0.5pp $21	base $-53	+0.5pp $-128	+1.0pp $-205

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Heather St Lake Charles, LA	3.0	2.0	1316	$1,650	$1.25	15d	1	1.14mi
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	46d	1	1.16mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	46d	1	1.42mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: watergaslandscaping

Listing history 6 events

1. 2026-05-01
   status Pending
2. 2026-04-27
   status Active
3. 2026-04-23
   status Pending
4. 2026-04-20
   listed $289,900 Active
5. 2018-06-20
   soldstatus 968-char remark

   Show marketing remark (968 chars)

   WATER VIEW LOT! THIS ONE SOLD BUT THERE ARE MORE LOTS AND FLOOR PLANS AVAILABLE! TO BE BUILT - BRAND NEW CONSTRUCTION IN AMBERWOOD PARK, A MUST SEE WITHIN THE CITY LIMITS OF BEAUTIFUL S. LAKE CHARLES. PERFECT LOCATION JUST SECONDS FROM MCNEESE UNIVERSITY & STADIUM, DINING, NIGHTLY ENTERTAINMENT, LAKE CHARLES REGIONAL AIRPORT AND THE 210 LOOP! THE RIPLEY IV A OFFERS 4 BEDROOMS & 2 BATHROOMS WITH AN OPEN FLOOR PLAN! SPECIAL FEATURES INCLUDE:WOOD FLRS IN LIVING RM, FOYER EXT, HALL TO BDRMS & MASTER BEDROOM, CERAMIC TILE FLOORS IN WET AREAS, 3CM GRANITE COUNTER TOPS IN KITCHEN & BATHROOMS, UPGRADED CABINETS THROUGHOUT, PFISTER PLUMBING FIXTURES, LARGE 2 WALK-IN CLOSETS, DOUBLE VANITY, SEPARATE SHOWER & GARDEN TUB IN MASTER BATHROOM, VINYL LOW E-3 SILVERLINE TILT-IN WINDOWS, RHEEM TANKLESS GAS WATER HEATER, RADIANT BARRIER DECKING IN ATTIC, COVERED PATIO, POST TENSION SLAB, FULLY SODDED YARD WITH SEASONAL LANDSCAPING & MORE

6. 2018-01-11
   listed $212,212 968-char remark

   Show marketing remark (968 chars)

   WATER VIEW LOT! THIS ONE SOLD BUT THERE ARE MORE LOTS AND FLOOR PLANS AVAILABLE! TO BE BUILT - BRAND NEW CONSTRUCTION IN AMBERWOOD PARK, A MUST SEE WITHIN THE CITY LIMITS OF BEAUTIFUL S. LAKE CHARLES. PERFECT LOCATION JUST SECONDS FROM MCNEESE UNIVERSITY & STADIUM, DINING, NIGHTLY ENTERTAINMENT, LAKE CHARLES REGIONAL AIRPORT AND THE 210 LOOP! THE RIPLEY IV A OFFERS 4 BEDROOMS & 2 BATHROOMS WITH AN OPEN FLOOR PLAN! SPECIAL FEATURES INCLUDE:WOOD FLRS IN LIVING RM, FOYER EXT, HALL TO BDRMS & MASTER BEDROOM, CERAMIC TILE FLOORS IN WET AREAS, 3CM GRANITE COUNTER TOPS IN KITCHEN & BATHROOMS, UPGRADED CABINETS THROUGHOUT, PFISTER PLUMBING FIXTURES, LARGE 2 WALK-IN CLOSETS, DOUBLE VANITY, SEPARATE SHOWER & GARDEN TUB IN MASTER BATHROOM, VINYL LOW E-3 SILVERLINE TILT-IN WINDOWS, RHEEM TANKLESS GAS WATER HEATER, RADIANT BARRIER DECKING IN ATTIC, COVERED PATIO, POST TENSION SLAB, FULLY SODDED YARD WITH SEASONAL LANDSCAPING & MORE

ⓘ 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: $1,983 · $165/mo
• Projected year-2 tax: $1,983 · $165/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 (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $28,149
• − Mortgage interest: −$16,239
• − Property taxes: −$1,983
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − HOA: −$1,200
• − Depreciation: −$8,433
• Taxable loss: −$5,660
• Est. tax savings @ 24.0%: +$1,358
• After-tax cash flow: $720/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

+36.6% since first listed

6 events — show timeline

• 2026-05-01 Pending — SWLAR
• 2026-04-27 Relisted — SWLAR
• 2026-04-23 Pending — SWLAR
• 2026-04-20 Listed $289,900 SWLAR
• 2018-06-20 Sold (MLS) — SWLAR
• 2018-01-11 Listed $212,212 SWLAR

Property tax history

+27.2%/yr

Latest (2025): $1,983 · +2.4% YoY. Source: county tax records.