237 Lucille St · Lake Charles, LA 70601

$199,000

6 bd · 4.0 ba · 1,622 sqft · Townhouse · 36 Days on market

8,000 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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey duplex--perfect for investors or owner-occupants looking to offset their mortgage with rental income. The property features a 2 bed/1 bath unit leased for $895/month (~1,004 sq ft) and a 1 bed/1 bath furnished mid-term rental consistently bringing in $1,300/month (~618 sq ft) with strong booking history. Recently renovated with new flooring, granite countertops, updated fixtures, plumbing, windows, and vinyl siding, this property offers immediate rental income with upside potential. Conveniently located near Prien Lake Mall, shopping, and dining. A great option for investors or those looking to house hack with built-in income. All measurements are +/- Agents see private notes

Key facts

• Turnkey duplex
• Vinyl siding
• Recently renovated

Tags

• TURNKEY DUPLEX
• RENTAL INCOME
• RECENTLY RENOVATED
• GRANITE COUNTERTOPS
• UPDATED FIXTURES
• VINYL SIDING

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $20 ($239/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 $159k (20.1% below list).
• Recommended offer: $159k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Alfred M. Barbe High School (math 41% / reading 56%, grade D, #41 of 265 statewide, top 16%, 1,991 students, 41% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 363 active listings in the ZIP; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 38% of the median local income ($50k/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 $1k of loan paydown is wiped out by about $6k 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 36 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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: major flood risk; 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 $158,964 (20.1% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.18% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-25,793
• Equity at exit: $29,672

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,911
• Equity at exit: $17,206

Cash invested: $55,720 (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: 363
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $20

Break-even live

Break-even rent $1,564

Max offer price $199,000

Occupancy floor 94%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-24
   status Pending 693-char remark

   Show marketing remark (693 chars)

   Turnkey duplex--perfect for investors or owner-occupants looking to offset their mortgage with rental income. The property features a 2 bed/1 bath unit leased for $895/month (~1,004 sq ft) and a 1 bed/1 bath furnished mid-term rental consistently bringing in $1,300/month (~618 sq ft) with strong booking history. Recently renovated with new flooring, granite countertops, updated fixtures, plumbing, windows, and vinyl siding, this property offers immediate rental income with upside potential. Conveniently located near Prien Lake Mall, shopping, and dining. A great option for investors or those looking to house hack with built-in income. All measurements are +/- Agents see private notes

2. 2026-04-23
   status Pending
3. 2026-03-18
   listed $199,000 Active 693-char remark

   Show marketing remark (693 chars)

   Turnkey duplex--perfect for investors or owner-occupants looking to offset their mortgage with rental income. The property features a 2 bed/1 bath unit leased for $895/month (~1,004 sq ft) and a 1 bed/1 bath furnished mid-term rental consistently bringing in $1,300/month (~618 sq ft) with strong booking history. Recently renovated with new flooring, granite countertops, updated fixtures, plumbing, windows, and vinyl siding, this property offers immediate rental income with upside potential. Conveniently located near Prien Lake Mall, shopping, and dining. A great option for investors or those looking to house hack with built-in income. All measurements are +/- Agents see private notes

4. 2026-03-18
   listed $199,000 Active

   Show marketing remark (693 chars)

   Turnkey duplex--perfect for investors or owner-occupants looking to offset their mortgage with rental income. The property features a 2 bed/1 bath unit leased for $895/month (~1,004 sq ft) and a 1 bed/1 bath furnished mid-term rental consistently bringing in $1,300/month (~618 sq ft) with strong booking history. Recently renovated with new flooring, granite countertops, updated fixtures, plumbing, windows, and vinyl siding, this property offers immediate rental income with upside potential. Conveniently located near Prien Lake Mall, shopping, and dining. A great option for investors or those looking to house hack with built-in income. All measurements are +/- Agents see private notes

5. 2024-12-07
   historical $775
6. 2024-11-16
   listed $775
7. 2023-09-25
   listed $189,900
8. 2023-09-22
   soldstatus
9. 2023-09-22
   soldstatus
10. 2023-09-22
    soldstatus $185,000
11. 2023-04-27
    listed $189,900
12. 2021-10-22
    soldstatus $50,000

ⓘ 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: $1,313 · $109/mo
• Projected year-2 tax: $1,313 · $109/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 6/10 Major FEMA zone X (unshaded) · 70% 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: $19,076
• − Mortgage interest: −$11,147
• − Property taxes: −$1,313
• − Insurance: −$995
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$5,789
• Taxable loss: −$3,221
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $1,012/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

+298.0% since first listed

12 events — show timeline

• 2026-04-24 Pending — SWLAR
• 2026-04-23 Pending — AcadianaMLS
• 2026-03-18 Listed $199,000 SWLAR
• 2026-03-18 Listed $199,000 AcadianaMLS
• 2024-12-07 Rental Removed $775 HEROPM
• 2024-11-16 Listed for Rent $775 HEROPM
• 2023-09-25 Listed $189,900 GFPAR
• 2023-09-22 Sold (Public Records) $185,000 Public Records
• 2023-09-22 Sold (MLS) — SWLAR
• 2023-09-22 Sold (MLS) — GFPAR
• 2023-04-27 Listed $189,900 SWLAR
• 2021-10-22 Sold (Public Records) $50,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,313 · +2.4% YoY. Source: county tax records.