619 18th St · Lake Charles, LA 70601

$86,000

2 bd · 1.0 ba · 836 sqft · SingleFamily · 171 Days on market

Built 1974 6,534 sqft lot $103/sqft · 6% below area Est $91k · 6% 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 +26.1/30.0
• ARV discount +10.1/15.0
• DSCR +8.8/10.0
• 1% rule +5.8/10.0
• 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 MLS

Are you searching for an investment property with immediate cash flow or a beautiful, move-in-ready home? This meticulously maintained 2-bedroom, 1-bath residence is the ideal answer! Featuring an updated kitchen and bath, the home is exceptionally well-kept, ensuring a smooth transition for a new owner-occupant or for continued use as a rental. Currently tenant-occupied, this property generates a reliable $800 in monthly rental income. Don't miss this fantastic opportunity—whether you are an investor seeking a turnkey rental or a homeowner looking for an updated, cozy space, this house is a must-see!

Key facts

• Updated bath
• Updated kitchen
• 6,534 sq ft lot

Tags

• UPDATED KITCHEN
• UPDATED BATH
• RELIABLE RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($932 rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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); 363 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $595 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $19k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $75,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.08% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (median comp): $91,183
• List price: $86,000
• Delta: -5.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Orange St	0.18mi	2/1.0	840 (+0%)	23mo	$85,000	$101	71
3102 Hodges St	0.41mi	2/1.0	827 (-1%)	12mo	$95,000	$115	69
122 W 15th St W	0.56mi	2/1.0	914 (+9%)	8mo	$62,000	$68	52
810 Live Oak St	0.34mi	2/1.0	759 (-9%)	23mo	$83,000	$109	49
2605 Demarest St	0.49mi	2/1.0	761 (-9%)	18mo	$81,900	$108	47
806 18th St	0.20mi	3/1.0 (+1)	946 (+13%)	23mo	$81,000	$86	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: 3.0%
• Equity multiple: 1.12×
• Total profit: $2,833
• Equity at exit: $12,823

10-year hold

• IRR: 15.1%
• Equity multiple: 2.39×
• Total profit: $33,487
• Equity at exit: $7,436

Cash invested: $24,080 (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: 7.7×

Monthly cashflow live

• Estimated rent: $932 high
• Mortgage (P&I): −$451
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $215

Break-even live

Break-even rent $659

Max offer price $86,000

Occupancy floor 72%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 Falls St Lake Charles, LA	2.0	1.0	825	$825	$1.00	21d	1	0.12mi
1028 Alamo St Lake Charles, LA	2.0	1.0	865	$850	$0.98	21d	1	0.39mi
2700 Ernest St Lake Charles, LA	1.0–3.0	1.0–2.0	1054	$1,333	$1.26	13d	1	0.72mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	13d	1	0.80mi
200 W 11th St Unit 4 Lake Charles, LA	1.0	1.0	700	$875	$1.25	21d	1	0.80mi
520 E Lagrange St Unit 12 Lake Charles, LA	1.0	1.0	700	$749	$1.07	21d	1	0.86mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	13d	1	0.86mi
1605 W Common St Unit 1 Lake Charles, LA	1.0	1.0	750	$925	$1.23	21d	1	0.89mi
121 W Lagrange St Lake Charles, LA	1.0	1.0	850	$750	$0.88	44d	1	0.97mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	13d	1	1.12mi
422 W Lagrange St Lake Charles, LA	1.0	1.0	775	$900	$1.16	21d	1	1.13mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	44d	1	1.13mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	44d	1	1.17mi
3322 Kingham Rd Unit 2 Lake Charles, LA	2.0	1.0	870	$1,075	$1.24	44d	1	1.20mi
441 Clarence St Unit 5 Lake Charles, LA	1.0	1.0	600	$595	$0.99	21d	1	1.24mi
1915 Legion St Lake Charles, LA	3.0	1.0	966	$950	$0.98	13d	1	1.29mi
317 W School St Unit A Lake Charles, LA	2.0	1.0	825	$900	$1.09	44d	1	1.32mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$994	$1.05	13d	6	1.36mi
1801 Lake St Apt 2 Lake Charles, LA	2.0	1.0	650	$825	$1.27	13d	1	1.38mi
1801 Lake St Unit 8 Lake Charles, LA	2.0	1.0	650	$875	$1.35	13d	1	1.38mi
1035 Giovanni St Apt 11 Lake Charles, LA	1.0	1.0	590	$800	$1.36	44d	1	1.42mi
1035 Giovanni St Apt 8 Lake Charles, LA	1.0	1.0	590	$800	$1.36	21d	1	1.42mi
823 Kirkman St Unit 4 Lake Charles, LA	1.0	1.0	950	$600	$0.63	21d	1	1.48mi

Listing history 11 events

1. 2026-05-08
   status Pending 614-char remark

   Show marketing remark (614 chars)

   Are you searching for an investment property with immediate cash flow or a beautiful, move-in-ready home? This meticulously maintained 2-bedroom, 1-bath residence is the ideal answer! Featuring an updated kitchen and bath, the home is exceptionally well-kept, ensuring a smooth transition for a new owner-occupant or for continued use as a rental. Currently tenant-occupied, this property generates a reliable $800 in monthly rental income. Don't miss this fantastic opportunity—whether you are an investor seeking a turnkey rental or a homeowner looking for an updated, cozy space, this house is a must-see!

2. 2026-01-27
   price $86,000 614-char remark

   Show marketing remark (614 chars)

   Are you searching for an investment property with immediate cash flow or a beautiful, move-in-ready home? This meticulously maintained 2-bedroom, 1-bath residence is the ideal answer! Featuring an updated kitchen and bath, the home is exceptionally well-kept, ensuring a smooth transition for a new owner-occupant or for continued use as a rental. Currently tenant-occupied, this property generates a reliable $800 in monthly rental income. Don't miss this fantastic opportunity—whether you are an investor seeking a turnkey rental or a homeowner looking for an updated, cozy space, this house is a must-see!

3. 2026-01-02
   price $89,900 614-char remark

   Show marketing remark (614 chars)

   Are you searching for an investment property with immediate cash flow or a beautiful, move-in-ready home? This meticulously maintained 2-bedroom, 1-bath residence is the ideal answer! Featuring an updated kitchen and bath, the home is exceptionally well-kept, ensuring a smooth transition for a new owner-occupant or for continued use as a rental. Currently tenant-occupied, this property generates a reliable $800 in monthly rental income. Don't miss this fantastic opportunity—whether you are an investor seeking a turnkey rental or a homeowner looking for an updated, cozy space, this house is a must-see!

4. 2025-12-04
   price $99,900 614-char remark

   Show marketing remark (614 chars)

   Are you searching for an investment property with immediate cash flow or a beautiful, move-in-ready home? This meticulously maintained 2-bedroom, 1-bath residence is the ideal answer! Featuring an updated kitchen and bath, the home is exceptionally well-kept, ensuring a smooth transition for a new owner-occupant or for continued use as a rental. Currently tenant-occupied, this property generates a reliable $800 in monthly rental income. Don't miss this fantastic opportunity—whether you are an investor seeking a turnkey rental or a homeowner looking for an updated, cozy space, this house is a must-see!

5. 2025-11-18
   listed $105,000 Active 614-char remark

   Show marketing remark (614 chars)

   Are you searching for an investment property with immediate cash flow or a beautiful, move-in-ready home? This meticulously maintained 2-bedroom, 1-bath residence is the ideal answer! Featuring an updated kitchen and bath, the home is exceptionally well-kept, ensuring a smooth transition for a new owner-occupant or for continued use as a rental. Currently tenant-occupied, this property generates a reliable $800 in monthly rental income. Don't miss this fantastic opportunity—whether you are an investor seeking a turnkey rental or a homeowner looking for an updated, cozy space, this house is a must-see!

6. 2021-08-19
   soldstatus 548-char remark

   Show marketing remark (548 chars)

   Adorable 2 bedroom 1 bathroom cottage situated on a fenced lot. This home is perfect for a first time home buyer or investor. The home was previously rented for $950. The home has been completely updated and has a NEW ROOF. The home features new kitchen cabinets and counter tops, indoor laundry hook ups, central a/c, new vinyl flooring throughout, remodeled bathroom with granite topped vanity, a one car carport, spacious back yard and storage shed. Located in flood zone X, which does not require a flood insurance policy. All measurements M/L.

7. 2021-08-19
   listed $86,900 548-char remark

   Show marketing remark (548 chars)

   Adorable 2 bedroom 1 bathroom cottage situated on a fenced lot. This home is perfect for a first time home buyer or investor. The home was previously rented for $950. The home has been completely updated and has a NEW ROOF. The home features new kitchen cabinets and counter tops, indoor laundry hook ups, central a/c, new vinyl flooring throughout, remodeled bathroom with granite topped vanity, a one car carport, spacious back yard and storage shed. Located in flood zone X, which does not require a flood insurance policy. All measurements M/L.

8. 2021-06-10
   soldstatus $86,900
9. 2017-11-21
   soldstatus
10. 2017-11-20
    soldstatus $64,500
11. 2017-10-19
    listed $69,500

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $473 · $39/mo
• Expected delta: +$67/yr (+$6/mo · 16.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $11,181
• − Mortgage interest: −$4,817
• − Property taxes: −$406
• − Insurance: −$430
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$2,502
• Taxable income: $1,237
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,289/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

+23.7% since first listed

11 events — show timeline

• 2026-05-08 Pending — SWLAR
• 2026-01-27 Price Changed $86,000 SWLAR
• 2026-01-02 Price Changed $89,900 SWLAR
• 2025-12-04 Price Changed $99,900 SWLAR
• 2025-11-18 Listed $105,000 SWLAR
• 2021-08-19 Listed $86,900 GFPAR
• 2021-08-19 Sold (MLS) — GFPAR
• 2021-06-10 Sold (Public Records) $86,900 Public Records
• 2017-11-21 Sold (MLS) — SWLAR
• 2017-11-20 Sold (Public Records) $64,500 Public Records
• 2017-10-19 Listed $69,500 SWLAR

Property tax history

-0.5%/yr

Latest (2025): $406 · +1.3% YoY. Source: county tax records.