1825 Barbe St · Lake Charles, LA 70601

$229,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 320 Days on market

Built 1950 0.45 ac lot $127/sqft · 16% below area Est $272k · 16% under · waterfront

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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 +17.0/30.0
• ARV discount +14.7/15.0
• DSCR +5.3/10.0
• Rent growth +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fall in love with this charming 3-bedroom, 2 bath cottage. Located just a stone's throw from the Lakefront and Shell Beach Dr. This property provides a peaceful area for bike riding or walking along the Lake. Close to downtown activities and the boardwalk. Situated on a double lot, this property offers easy living with incredible flexibility and space. The front porch and rear covered patio are perfect for relaxing with friends or enjoying your favorite beverage. Included is a 1 bedroom, 1 bath guest house with 2 car garage. Offering comfort and versatility for a variety of uses. Perfect for extended family, college kids or rental income.

Key facts

• Large corner lot
• Front porch
• Guest house

Tags

• GUEST HOUSE
• COVERED BACK PATIO
• LANDSCAPED POND
• LARGE CORNER LOT
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (11.2% below list).
• Recommended offer: $181k (20.9% below list) — sets the bar for cash-flow.
• Cap rate 7.1% 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); 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 $2,034/mo this rent would consume 49% of the median local household income ($50k/yr) (locally 1304% 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 $7k 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

• It's been on market 320 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; list at $229k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $181,155 (20.9% 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. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 0.89% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (median comp): $272,470
• List price: $229,000
• Delta: -15.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2018 La Cache Dr	0.32mi	3/2.0	1,806 (+0%)	1mo	$290,000	$161	84
2124 La Cache Dr	0.38mi	3/2.0	1,817 (+1%)	9mo	$280,000	$154	74
1801 Foster St	0.50mi	3/2.5	1,774 (-1%)	1mo	$285,000	$161	72
1939 Barbe St	0.10mi	3/2.5	1,980 (+10%)	6mo	$329,500	$166	71
730 Louie St	0.35mi	3/1.5	1,878 (+4%)	9mo	$70,000	$37	67
2410 Norben Dr	0.54mi	3/2.0	1,780 (-1%)	7mo	$249,000	$140	67
1506 Watkins St	0.68mi	2/2.0 (-1)	1,783 (-1%)	1mo	$185,000	$104	61
503 W Sallier St W	0.45mi	3/2.0	1,620 (-10%)	2mo	$218,000	$135	61
2111 St Joseph Ave	0.43mi	3/2.5	1,943 (+8%)	9mo	$367,000	$189	58
2225 La Cache Dr	0.43mi	3/2.0	1,541 (-14%)	10mo	$267,500	$174	48
1741 Ethel St St	0.73mi	3/2.5	1,656 (-8%)	7mo	$216,200	$131	45
1805 Riverside Dr	0.62mi	4/2.0 (+1)	1,976 (+10%)	7mo	$262,500	$133	44

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: -20.6%
• Equity multiple: 0.26×
• Total profit: $-47,430
• Equity at exit: $34,145

10-year hold

• IRR: -7.0%
• Equity multiple: 0.48×
• Total profit: $-33,234
• Equity at exit: $19,800

Cash invested: $64,120 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$155 /mo · $1,858/yr
• Insurance: −$95
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-271

Break-even live

Break-even rent $2,377

Max offer price $181,155

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-206	+0% $-271	+5% $-336	+10% $-400
Rent	-10% $-432	-5% $-351	+0% $-271	+5% $-190	+10% $-110
Rate	-1.0pp $-156	-0.5pp $-213	base $-271	+0.5pp $-330	+1.0pp $-391

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2116 Creole St Lake Charles, LA	4.0	2.0	1305	$1,500	$1.15	22d	1	0.45mi
1812 Ethel St Lake Charles, LA	3.0	2.0	1589	$3,850	$2.42	45d	1	0.68mi
1415 William St Lake Charles, LA	3.0	2.5	2289	$2,800	$1.22	45d	1	0.68mi
1731 Elms St Lake Charles, LA	3.0	2.0	1575	$2,000	$1.27	45d	1	0.81mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,598	$1.52	14d	1	0.94mi
1710 Granger St Lake Charles, LA	3.0	2.5	1450	$1,900	$1.31	45d	1	1.03mi

Listing history 28 events

1. 2026-06-21
   days on market $229,000 Active 320 DOM
2. 2026-06-19
   days on market $229,000 Active 318 DOM
3. 2026-06-18
   days on market $229,000 Active 317 DOM
4. 2026-06-17
   days on market $229,000 Active 316 DOM
5. 2026-06-16
   days on market $229,000 Active 315 DOM
6. 2026-06-15
   days on market $229,000 Active 314 DOM
7. 2026-06-14
   days on market $229,000 Active 312 DOM
8. 2026-06-13
   days on market $229,000 Active 311 DOM
9. 2026-06-10
   days on market $229,000 Active 309 DOM
10. 2026-06-09
    days on market $229,000 Active 308 DOM
11. 2026-06-08
    days on market $229,000 Active 307 DOM
12. 2026-06-07
    days on market $229,000 Active 306 DOM
13. 2026-06-05
    days on market $229,000 Active 303 DOM
14. 2026-06-02
    days on market $229,000 Active 301 DOM
15. 2026-06-01
    days on market $229,000 Active 300 DOM
16. 2026-05-31
    days on market $229,000 Active 299 DOM
17. 2026-05-30
    days on market $229,000 Active 298 DOM
18. 2026-05-15
    price $229,000 646-char remark

    Show marketing remark (646 chars)

    Fall in love with this charming 3-bedroom, 2 bath cottage. Located just a stone's throw from the Lakefront and Shell Beach Dr. This property provides a peaceful area for bike riding or walking along the Lake. Close to downtown activities and the boardwalk. Situated on a double lot, this property offers easy living with incredible flexibility and space. The front porch and rear covered patio are perfect for relaxing with friends or enjoying your favorite beverage. Included is a 1 bedroom, 1 bath guest house with 2 car garage. Offering comfort and versatility for a variety of uses. Perfect for extended family, college kids or rental income.

19. 2024-03-13
    listed $249,900 Active 646-char remark

    Show marketing remark (646 chars)

    Fall in love with this charming 3-bedroom, 2 bath cottage. Located just a stone's throw from the Lakefront and Shell Beach Dr. This property provides a peaceful area for bike riding or walking along the Lake. Close to downtown activities and the boardwalk. Situated on a double lot, this property offers easy living with incredible flexibility and space. The front porch and rear covered patio are perfect for relaxing with friends or enjoying your favorite beverage. Included is a 1 bedroom, 1 bath guest house with 2 car garage. Offering comfort and versatility for a variety of uses. Perfect for extended family, college kids or rental income.

20. 2023-10-28
    historical $1,500
21. 2023-10-23
    listed $1,500
22. 2023-10-15
    historical $1,500
23. 2023-10-05
    listed $1,500
24. 2023-08-20
    historical $1,500
25. 2023-08-19
    listed $1,500
26. 2023-07-29
    historical $1,500
27. 2023-07-28
    listed $1,500
28. 1999-02-22
    soldstatus $114,000

ⓘ 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: $1,858 · $155/mo
• Projected year-2 tax: $1,858 · $155/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 5/10 Major FEMA zone AE · 35% 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: $24,408
• − Mortgage interest: −$12,828
• − Property taxes: −$1,858
• − Insurance: −$6,264
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$6,662
• Taxable loss: −$7,108
• Est. tax savings @ 24.0%: +$1,706
• After-tax cash flow: $-1,544/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

+100.9% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $229,000 SWLAR
• 2024-03-13 Listed $249,900 SWLAR
• 2023-10-28 Rental Removed $1,500 APPFOLIO
• 2023-10-23 Listed for Rent $1,500 APPFOLIO
• 2023-10-15 Rental Removed $1,500 APPFOLIO
• 2023-10-05 Listed for Rent $1,500 APPFOLIO
• 2023-08-20 Rental Removed $1,500 APPFOLIO
• 2023-08-19 Listed for Rent $1,500 APPFOLIO
• 2023-07-29 Rental Removed $1,500 APPFOLIO
• 2023-07-28 Listed for Rent $1,500 APPFOLIO
• 1999-02-22 Sold (Public Records) $114,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $1,858 · +2.4% YoY. Source: county tax records.