201 Fry St · Lake Charles, LA 70601

$20,000

3 bd · 1.0 ba · 1,124 sqft · SingleFamily · 21 Days on market

Built 1970 5,227 sqft lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor Opportunity! This home has been gutted down to the studs and presents a flip or investment opportunity. The roof was replaced in 2021.

Key facts

• Roof replaced
• 5,227 sq ft lot
• Built 1970

Tags

• GUTTED DOWN TO THE STUDS
• ROOF REPLACED

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; Single story
• Exterior features: Back yard; City lot; Lot approximately 0.12 acres (54 x 96)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 55.2% 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); 364 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $19,700 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 6.06% ✓
• Cap rate: 55.20%
• Cash-on-cash: 174.67%
• DSCR: 8.77
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $87,672
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Bank St	0.45mi	2/1.0 (-1)	960 (-15%)	2mo	$54,000	$56	48
424 Bank St	0.46mi	2/1.0 (-1)	1,000 (-11%)	13mo	$78,000	$78	44
427 Ford St	0.67mi	3/2.0	1,033 (-8%)	18mo	$85,000	$82	36

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: —
• Equity multiple: 9.66×
• Total profit: $48,507
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 22.68×
• Total profit: $121,426
• Equity at exit: $1,729

Cash invested: $5,600 (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: 364
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$105
• Tax from tax record: −$29 /mo · $354/yr
• Insurance: −$8
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $749

Break-even live

Break-even rent $265

Max offer price $20,000

Occupancy floor 33%

Sensitivity live

Price	-10% $760	-5% $754	+0% $749	+5% $743	+10% $737
Rent	-10% $653	-5% $701	+0% $749	+5% $797	+10% $844
Rate	-1.0pp $759	-0.5pp $754	base $749	+0.5pp $743	+1.0pp $738

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1735 Saint John St Lake Charles, LA	4.0	2.0	1500	$1,700	$1.13	45d	1	0.52mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	45d	1	0.78mi
333 Mill St Lake Charles, LA	1.0–2.0	1.0	758	$750	$0.99	14d	1	0.92mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	45d	1	1.22mi
2701 Cline St Unit C Lake Charles, LA	2.0	1.0	864	$700	$0.81	22d	1	1.38mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	14d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $20,000 Active 21 DOM
2. 2026-06-19
   days on market $20,000 Active 19 DOM
3. 2026-06-18
   days on market $20,000 Active 18 DOM
4. 2026-06-17
   days on market $20,000 Active 17 DOM
5. 2026-06-16
   days on market $20,000 Active 16 DOM
6. 2026-06-15
   days on market $20,000 Active 15 DOM
7. 2026-06-14
   days on market $20,000 Active 13 DOM
8. 2026-06-13
   days on market $20,000 Active 12 DOM
9. 2026-06-10
   days on market $20,000 Active 10 DOM
10. 2026-06-09
    days on market $20,000 Active 9 DOM
11. 2026-06-08
    days on market $20,000 Active 8 DOM
12. 2026-06-07
    days on market $20,000 Active 7 DOM
13. 2026-06-05
    days on market $20,000 Active 4 DOM
14. 2026-06-02
    statusdays on market $20,000 Active 2 DOM
15. 2026-05-01
    status Pending
16. 2026-05-01
    listed $20,000 Active

ⓘ 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: $354 · $29/mo
• Projected year-2 tax: $354 · $29/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $14,549
• − Mortgage interest: −$1,120
• − Property taxes: −$354
• − Insurance: −$897
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$582
• Taxable income: $9,268
• Est. tax owed @ 24.0%: −$2,224
• After-tax cash flow: $6,760/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

2 events — show timeline

• 2026-05-01 Pending — SWLAR
• 2026-05-01 Listed $20,000 SWLAR

Property tax history

+0.6%/yr

Latest (2025): $354 · +4.5% YoY. Source: county tax records.