3136 Crest Ln · Lake Charles, LA 70607

$235,000

4 bd · 2.0 ba · 1,959 sqft · SingleFamily · 70 Days on market

Built 2017 6,969 sqft lot $120/sqft · 11% below area Est $265k · 11% under $23/mo HOA · 1% of rent

---

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).

• ARV discount +12.5/15.0
• Cash flow +8.3/30.0
• Rent growth +4.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live in the CREST of Morganfield — and it’s priced to MOVEEE! Welcome to 3136 Crest Lane in East South Lake Charles — a one-owner, 4-bedroom, 2-bath home built in 2017 with over 1,950 square feet of spacious, open-concept living. From the moment you walk in, you’ll appreciate the airy floor plan, neutral paint palette, and freshly refreshed carpet that makes this home truly move-in ready. The kitchen is designed to gather around, featuring a large island, stainless steel appliances, and seamless flow into the living and dining areas — perfect for entertaining or everyday living. The split floor plan offers privacy for the primary suite, while three additional bedrooms provide flexibility for guests, a home office, or hobby/gym/playroom. Located in a subdivision of like-kind homes in desirable East South Lake Charles, this property combines modern construction with neighborhood consistency buyers love. Well-maintained. Spacious. Smartly priced. BACK ON MARKET DUE TO BUYER DISMAY - SELLERS ARE MOTIVATED!! INSPECTION COMPLETED BY BDA INSPECTIONS AND CAN BE OFFERED TO NEW BUYER!

Key facts

• Split floor plan
• Large island
• Open-concept living

Tags

• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• SPLIT FLOOR PLAN
• OPEN-CONCEPT LIVING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (29.0% below list).
• Recommended offer: $167k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.3% in Lake Charles — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 comparable units currently listed for rent nearby; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 33% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 70 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $166,873 (29.0% 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 70 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.82
• GRM: 11.7

CMA / ARV

• ARV (median comp): $264,699
• List price: $235,000
• Delta: -11.22%
• 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
3255 Fairwood Ln	0.54mi	4/—	1,951 (-0%)	6mo	$297,000	$152	70
3238 Fairwood Ln	0.50mi	4/2.0	1,881 (-4%)	4mo	$295,000	$157	66
3303 Fairwood Ln	0.61mi	4/3.0	1,991 (+2%)	5mo	$272,000	$137	60
3263 Fairwood Ln	0.55mi	3/2.0 (-1)	1,902 (-3%)	8mo	$264,500	$139	58
3235 Finwood Dr	0.36mi	4/3.0	2,175 (+11%)	4mo	$308,000	$142	57
3199 Baywood Ave	0.17mi	4/2.0	1,684 (-14%)	15mo	$210,000	$125	56
3017 Forestwood Dr Dr	0.52mi	3/2.0 (-1)	1,855 (-5%)	9mo	$269,900	$145	54
4511 Bellview Dr	0.57mi	3/2.0 (-1)	1,887 (-4%)	12mo	$255,000	$135	52
3287 Fairwood Ln	0.59mi	3/2.0 (-1)	1,781 (-9%)	1mo	$255,500	$143	51
4505 Bear Crossing Ln	0.47mi	4/2.0	2,171 (+11%)	12mo	$303,000	$140	50
3021 Forestwood Dr	0.52mi	3/2.0 (-1)	1,727 (-12%)	2mo	$246,500	$143	50
4537 Green Wood Way	0.62mi	3/2.0 (-1)	1,848 (-6%)	11mo	$295,000	$160	48

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: -17.8%
• Equity multiple: 0.35×
• Total profit: $-43,030
• Equity at exit: $35,039

10-year hold

• IRR: -2.9%
• Equity multiple: 0.77×
• Total profit: $-15,145
• Equity at exit: $20,319

Cash invested: $65,800 (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 →

ZIP-level market 70607

• Rents YoY: 8.6%
• Active inventory: 568
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$181 /mo · $2,169/yr
• Insurance: −$98
• HOA: −$23
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-216

Break-even live

Break-even rent $1,942

Max offer price $196,893

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-149	+0% $-216	+5% $-282	+10% $-349
Rent	-10% $-348	-5% $-282	+0% $-216	+5% $-150	+10% $-84
Rate	-1.0pp $-97	-0.5pp $-156	base $-216	+0.5pp $-277	+1.0pp $-339

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3089 James Ct Lake Charles, LA	2.0–3.0	2.0–2.5	1113	$1,975	$1.77	45d	1	0.56mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: gym

Listing history 6 events

1. 2026-05-07
   status Pending 1122-char remark

   Show marketing remark (1122 chars)

   Live in the CREST of Morganfield — and it’s priced to MOVEEE! Welcome to 3136 Crest Lane in East South Lake Charles — a one-owner, 4-bedroom, 2-bath home built in 2017 with over 1,950 square feet of spacious, open-concept living. From the moment you walk in, you’ll appreciate the airy floor plan, neutral paint palette, and freshly refreshed carpet that makes this home truly move-in ready. The kitchen is designed to gather around, featuring a large island, stainless steel appliances, and seamless flow into the living and dining areas — perfect for entertaining or everyday living. The split floor plan offers privacy for the primary suite, while three additional bedrooms provide flexibility for guests, a home office, or hobby/gym/playroom. Located in a subdivision of like-kind homes in desirable East South Lake Charles, this property combines modern construction with neighborhood consistency buyers love. Well-maintained. Spacious. Smartly priced. BACK ON MARKET DUE TO BUYER DISMAY - SELLERS ARE MOTIVATED!! INSPECTION COMPLETED BY BDA INSPECTIONS AND CAN BE OFFERED TO NEW BUYER!

2. 2026-03-05
   status Active 1122-char remark

   Show marketing remark (1122 chars)

   Live in the CREST of Morganfield — and it’s priced to MOVEEE! Welcome to 3136 Crest Lane in East South Lake Charles — a one-owner, 4-bedroom, 2-bath home built in 2017 with over 1,950 square feet of spacious, open-concept living. From the moment you walk in, you’ll appreciate the airy floor plan, neutral paint palette, and freshly refreshed carpet that makes this home truly move-in ready. The kitchen is designed to gather around, featuring a large island, stainless steel appliances, and seamless flow into the living and dining areas — perfect for entertaining or everyday living. The split floor plan offers privacy for the primary suite, while three additional bedrooms provide flexibility for guests, a home office, or hobby/gym/playroom. Located in a subdivision of like-kind homes in desirable East South Lake Charles, this property combines modern construction with neighborhood consistency buyers love. Well-maintained. Spacious. Smartly priced. BACK ON MARKET DUE TO BUYER DISMAY - SELLERS ARE MOTIVATED!! INSPECTION COMPLETED BY BDA INSPECTIONS AND CAN BE OFFERED TO NEW BUYER!

3. 2026-02-25
   status Pending 1122-char remark

   Show marketing remark (1122 chars)

   Live in the CREST of Morganfield — and it’s priced to MOVEEE! Welcome to 3136 Crest Lane in East South Lake Charles — a one-owner, 4-bedroom, 2-bath home built in 2017 with over 1,950 square feet of spacious, open-concept living. From the moment you walk in, you’ll appreciate the airy floor plan, neutral paint palette, and freshly refreshed carpet that makes this home truly move-in ready. The kitchen is designed to gather around, featuring a large island, stainless steel appliances, and seamless flow into the living and dining areas — perfect for entertaining or everyday living. The split floor plan offers privacy for the primary suite, while three additional bedrooms provide flexibility for guests, a home office, or hobby/gym/playroom. Located in a subdivision of like-kind homes in desirable East South Lake Charles, this property combines modern construction with neighborhood consistency buyers love. Well-maintained. Spacious. Smartly priced. BACK ON MARKET DUE TO BUYER DISMAY - SELLERS ARE MOTIVATED!! INSPECTION COMPLETED BY BDA INSPECTIONS AND CAN BE OFFERED TO NEW BUYER!

4. 2026-02-18
   listed $235,000 Active 1122-char remark

   Show marketing remark (1122 chars)

   Live in the CREST of Morganfield — and it’s priced to MOVEEE! Welcome to 3136 Crest Lane in East South Lake Charles — a one-owner, 4-bedroom, 2-bath home built in 2017 with over 1,950 square feet of spacious, open-concept living. From the moment you walk in, you’ll appreciate the airy floor plan, neutral paint palette, and freshly refreshed carpet that makes this home truly move-in ready. The kitchen is designed to gather around, featuring a large island, stainless steel appliances, and seamless flow into the living and dining areas — perfect for entertaining or everyday living. The split floor plan offers privacy for the primary suite, while three additional bedrooms provide flexibility for guests, a home office, or hobby/gym/playroom. Located in a subdivision of like-kind homes in desirable East South Lake Charles, this property combines modern construction with neighborhood consistency buyers love. Well-maintained. Spacious. Smartly priced. BACK ON MARKET DUE TO BUYER DISMAY - SELLERS ARE MOTIVATED!! INSPECTION COMPLETED BY BDA INSPECTIONS AND CAN BE OFFERED TO NEW BUYER!

5. 2018-07-09
   soldstatus 444-char remark

   Show marketing remark (444 chars)

   Stunning new construction home in the Morganfield community! This 4 bed / 2 bath home features an open concept kitchen / living area perfect for entertaining. The kitchen has custom cabinetry and granite countertops throughout. The large master bedroom has an attached master suite with a walk-in closet. This home is conveniently located near 2-10 interstate and just minutes away from McNeese State University, great dining and entertainment.

6. 2017-12-28
   listed $227,500 444-char remark

   Show marketing remark (444 chars)

   Stunning new construction home in the Morganfield community! This 4 bed / 2 bath home features an open concept kitchen / living area perfect for entertaining. The kitchen has custom cabinetry and granite countertops throughout. The large master bedroom has an attached master suite with a walk-in closet. This home is conveniently located near 2-10 interstate and just minutes away from McNeese State University, great dining and entertainment.

ⓘ 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: $2,169 · $181/mo
• Projected year-2 tax: $2,169 · $181/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) · 20% 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: $20,025
• − Mortgage interest: −$13,164
• − Property taxes: −$2,169
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − HOA: −$276
• − Depreciation: −$6,836
• Taxable loss: −$6,799
• Est. tax savings @ 24.0%: +$1,632
• After-tax cash flow: $-957/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

+3.3% since first listed

6 events — show timeline

• 2026-05-07 Pending — SWLAR
• 2026-03-05 Relisted — SWLAR
• 2026-02-25 Pending — SWLAR
• 2026-02-18 Listed $235,000 SWLAR
• 2018-07-09 Sold (MLS) — SWLAR
• 2017-12-28 Listed $227,500 SWLAR

Property tax history

+25.0%/yr

Latest (2025): $2,169 · +1.3% YoY. Source: county tax records.