315 University Dr · Lake Charles, LA 70605

$175,000

3 bd · 2.5 ba · 2,234 sqft · SingleFamily · 111 Days on market

Built 1969 0.25 ac lot $78/sqft · 15% below area Est $207k · 15% under

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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 +20.4/30.0
• ARV discount +14.4/15.0
• DSCR +6.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious brick home in a prime South Lake Charles location just minutes from McNeese State University, shopping, and dining. Situated on a 0.25 acre lot in Flood Zone X, this 3 bedroom, 2.5 bathroom home offers over 2,200 square feet of living space and incredible flexibility. Inside you’ll find two living areas, including a welcoming front, formal living room with a large picture window and brick fireplace, plus an oversized den off the kitchen. The kitchen offers abundant real wood cabinetry, generous counter space, and built-in storage throughout. The bedrooms are generously sized. The home also features a spacious utility room with additional storage and a convenient half bath. The metal roof is less than a year old, offering added peace of mind. With solid construction, great bones, and an unbeatable location near McNeese, this home presents an excellent opportunity for a first time home buyer or an investor looking to add to their portfolio!

Key facts

• Flood zone x
• Two living areas
• Brick home

Tags

• BRICK HOME
• PRIME LOCATION
• 0.25 ACRE LOT
• FLOOD ZONE X
• TWO LIVING AREAS
• FORMAL LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $227 ($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 $170k (2.9% below list).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+15.1%/yr); 464 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $175k implies a 75% gain — meaningful room to come down on a strong offer.

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 $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 0.97% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (median comp): $206,773
• List price: $175,000
• Delta: -15.37%
• 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
445 Washington	0.43mi	4/2.0 (+1)	2,177 (-3%)	3mo	$189,000	$87	66
4308 Dean St	0.61mi	3/2.0	2,260 (+1%)	3mo	$235,000	$104	66
114 Heather St	0.57mi	3/—	2,271 (+2%)	9mo	$200,000	$88	63
1300 Westmoreland St	0.49mi	3/3.0	2,387 (+7%)	4mo	$255,000	$107	60
256 Overhill Dr Dr	0.58mi	4/2.5 (+1)	2,300 (+3%)	7mo	$335,000	$146	57
4304 Sarver St	0.56mi	4/3.0 (+1)	2,142 (-4%)	4mo	$223,400	$104	57
1441 Wedgewood St	0.75mi	3/2.0	2,183 (-2%)	4mo	$288,000	$132	56
4410 Dean St St	0.54mi	3/2.0	1,931 (-14%)	1mo	$172,500	$89	49
4301 Harvard St	0.71mi	4/3.0 (+1)	2,000 (-10%)	1mo	$285,000	$143	41
1407 Jefferson Dr	0.73mi	3/2.0	1,946 (-13%)	4mo	$260,000	$134	39
115 Greenway St	0.58mi	4/2.0 (+1)	1,900 (-15%)	2mo	$263,400	$139	39
1411 Jefferson Dr	0.74mi	3/2.0	1,908 (-15%)	1mo	$235,000	$123	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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,966
• Equity at exit: $26,093

10-year hold

• IRR: 11.7%
• Equity multiple: 2.12×
• Total profit: $55,005
• Equity at exit: $15,131

Cash invested: $49,000 (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 70605

• Rents YoY: 15.1%
• Active inventory: 464
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$124 /mo · $1,494/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $227

Break-even live

Break-even rent $1,412

Max offer price $175,000

Occupancy floor 82%

Sensitivity live

Price	-10% $326	-5% $276	+0% $227	+5% $177	+10% $128
Rent	-10% $93	-5% $160	+0% $227	+5% $294	+10% $361
Rate	-1.0pp $315	-0.5pp $271	base $227	+0.5pp $181	+1.0pp $135

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4128 Center St Lake Charles, LA	4.0	2.0	2227	$1,500	$0.67	45d	1	0.86mi
716 Dianne Ln Lake Charles, LA	3.0	2.0	2200	$5,000	$2.27	45d	1	0.96mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	45d	1	1.15mi
4326 Christina St Lake Charles, LA	3.0	2.0	1600	$1,770	$1.11	22d	1	1.35mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	45d	1	1.39mi

Listing history 15 events

1. 2026-06-16
   days on market $175,000 Active 111 DOM
2. 2026-06-15
   days on market $175,000 Active 110 DOM
3. 2026-06-14
   days on market $175,000 Active 108 DOM
4. 2026-06-13
   days on market $175,000 Active 107 DOM
5. 2026-06-10
   days on market $175,000 Active 105 DOM
6. 2026-06-09
   days on market $175,000 Active 104 DOM
7. 2026-06-08
   days on market $175,000 Active 103 DOM
8. 2026-06-07
   days on market $175,000 Active 102 DOM
9. 2026-06-05
   days on market $175,000 Active 99 DOM
10. 2026-06-02
    days on market $175,000 Active 97 DOM
11. 2026-06-01
    days on market $175,000 Active 96 DOM
12. 2026-05-31
    days on market $175,000 Active 95 DOM
13. 2026-05-30
    days on market $175,000 Active 94 DOM
14. 2026-02-25
    listed $175,000 Active 967-char remark

    Show marketing remark (967 chars)

    Spacious brick home in a prime South Lake Charles location just minutes from McNeese State University, shopping, and dining. Situated on a 0.25 acre lot in Flood Zone X, this 3 bedroom, 2.5 bathroom home offers over 2,200 square feet of living space and incredible flexibility. Inside you’ll find two living areas, including a welcoming front, formal living room with a large picture window and brick fireplace, plus an oversized den off the kitchen. The kitchen offers abundant real wood cabinetry, generous counter space, and built-in storage throughout. The bedrooms are generously sized. The home also features a spacious utility room with additional storage and a convenient half bath. The metal roof is less than a year old, offering added peace of mind. With solid construction, great bones, and an unbeatable location near McNeese, this home presents an excellent opportunity for a first time home buyer or an investor looking to add to their portfolio!

15. 2014-05-14
    soldstatus $100,000

ⓘ 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: $1,494 · $124/mo
• Projected year-2 tax: $1,494 · $124/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $20,384
• − Mortgage interest: −$9,803
• − Property taxes: −$1,494
• − Insurance: −$875
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$5,091
• Taxable loss: −$140
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $2,755/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): 40,482
• Household income: $86,015
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1328.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 12% Italian 3% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -102.68%
• Current HPI: 105.1903
• Rent YoY: ▲ 15.10%
• 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

+75.0% since first listed

2 events — show timeline

• 2026-02-25 Listed $175,000 SWLAR
• 2014-05-14 Sold (Public Records) $100,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,494 · +2.4% YoY. Source: county tax records.