4010 Harvard St · Lake Charles, LA 70607

$124,900

4 bd · 2.0 ba · 1,668 sqft · SingleFamily · 109 Days on market

Built 1954 8,150 sqft lot $75/sqft · 24% below area Est $163k · 24% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +4.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming and move-in ready 4-bedroom, 2-bath home is ideal for investors or first-time home buyers looking for space, updates, and a fantastic location--just minutes from McNeese State University! Step inside to find new flooring and fresh paint throughout. The updated kitchen features sleek quartz countertops, a gas stove, and plenty of cabinet space. One of the standout features is the HUGE second living area, offering flexibility for a game room, media room, home office, or extra entertaining space. Out back, enjoy a covered carport that doubles as a spacious outdoor living area, perfect for gatherings or relaxing evenings. There's also an attached workshop/storage area to keep tools, hobbies, and gear organized. Roof replaced in 2020 after the storms. Some of the sills under the home have been recently replaced and leveled. Flood Zone X (no flood insurance typically required) Don't miss this great opportunity to own a versatile home in a convenient location! Call today to schedule your private tour!

Key facts

• Quartz countertops
• Fresh paint
• Cabinet space

Tags

• NEW FLOORING
• FRESH PAINT
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• GAS STOVE
• CABINET SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 (+8.6%/yr); 567 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 32% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.
• Current owner paid $105k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1954 — 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: 1.29% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.74%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (median comp): $163,421
• List price: $124,900
• Delta: -23.57%
• 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
3802 Auburn St	0.31mi	3/2.0 (-1)	1,678 (+1%)	4mo	$169,000	$101	76
3905 Hodges St	0.35mi	3/2.0 (-1)	1,582 (-5%)	1mo	$124,900	$79	69
3705 Auburn St	0.40mi	3/2.0 (-1)	1,604 (-4%)	8mo	$110,000	$69	64
1205 Tulane St	0.53mi	3/2.0 (-1)	1,620 (-3%)	4mo	$148,000	$91	62
4007 Auburn St	0.11mi	5/2.0 (+1)	1,440 (-14%)	7mo	$120,000	$83	61
3705 Harvard St	0.39mi	3/2.0 (-1)	1,520 (-9%)	4mo	$160,500	$106	58
3824 Harvard St	0.20mi	3/2.0 (-1)	1,450 (-13%)	7mo	$210,000	$145	58
3526 Center St	0.55mi	3/1.0 (-1)	1,805 (+8%)	1mo	$75,000	$42	51
1312 N Elton Ct N	0.52mi	3/2.0 (-1)	1,535 (-8%)	11mo	$120,000	$78	48
1212 E School St E	0.62mi	3/2.0 (-1)	1,830 (+10%)	3mo	$160,000	$87	48
1208 N Elton Ct Ct N	0.45mi	3/3.0 (-1)	1,863 (+12%)	8mo	$118,000	$63	44
1016 Cherryhill St	0.55mi	3/2.0 (-1)	1,444 (-13%)	7mo	$200,000	$139	42

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: 14.3%
• Equity multiple: 1.61×
• Total profit: $21,170
• Equity at exit: $18,623

10-year hold

• IRR: 26.4%
• Equity multiple: 3.84×
• Total profit: $99,464
• Equity at exit: $10,799

Cash invested: $34,972 (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: 567
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$655
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $517

Break-even live

Break-even rent $959

Max offer price $124,900

Occupancy floor 63%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	43d	1	0.19mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	43d	1	0.36mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	0.45mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	21d	1	0.60mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	43d	1	0.65mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	21d	1	0.74mi
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	13d	1	0.78mi
3619 Texas St Lake Charles, LA	1.0–3.0	1.0–2.0	950	$1,087	$1.14	13d	6	1.02mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	13d	1	1.04mi

Listing history 13 events

1. 2026-06-03
   status $124,900 Pending 109 DOM
2. 2026-06-02
   days on market $124,900 Active 109 DOM
3. 2026-06-01
   days on market $124,900 Active 108 DOM
4. 2026-05-31
   days on market $124,900 Active 107 DOM
5. 2026-05-30
   days on market $124,900 Active 106 DOM
6. 2026-04-22
   status Active 1023-char remark

   Show marketing remark (1023 chars)

   This charming and move-in ready 4-bedroom, 2-bath home is ideal for investors or first-time home buyers looking for space, updates, and a fantastic location--just minutes from McNeese State University! Step inside to find new flooring and fresh paint throughout. The updated kitchen features sleek quartz countertops, a gas stove, and plenty of cabinet space. One of the standout features is the HUGE second living area, offering flexibility for a game room, media room, home office, or extra entertaining space. Out back, enjoy a covered carport that doubles as a spacious outdoor living area, perfect for gatherings or relaxing evenings. There's also an attached workshop/storage area to keep tools, hobbies, and gear organized. Roof replaced in 2020 after the storms. Some of the sills under the home have been recently replaced and leveled. Flood Zone X (no flood insurance typically required) Don't miss this great opportunity to own a versatile home in a convenient location! Call today to schedule your private tour!

7. 2026-04-11
   status Pending 1023-char remark

   Show marketing remark (1023 chars)

   This charming and move-in ready 4-bedroom, 2-bath home is ideal for investors or first-time home buyers looking for space, updates, and a fantastic location--just minutes from McNeese State University! Step inside to find new flooring and fresh paint throughout. The updated kitchen features sleek quartz countertops, a gas stove, and plenty of cabinet space. One of the standout features is the HUGE second living area, offering flexibility for a game room, media room, home office, or extra entertaining space. Out back, enjoy a covered carport that doubles as a spacious outdoor living area, perfect for gatherings or relaxing evenings. There's also an attached workshop/storage area to keep tools, hobbies, and gear organized. Roof replaced in 2020 after the storms. Some of the sills under the home have been recently replaced and leveled. Flood Zone X (no flood insurance typically required) Don't miss this great opportunity to own a versatile home in a convenient location! Call today to schedule your private tour!

8. 2026-04-02
   status Active 1023-char remark

   Show marketing remark (1023 chars)

   This charming and move-in ready 4-bedroom, 2-bath home is ideal for investors or first-time home buyers looking for space, updates, and a fantastic location--just minutes from McNeese State University! Step inside to find new flooring and fresh paint throughout. The updated kitchen features sleek quartz countertops, a gas stove, and plenty of cabinet space. One of the standout features is the HUGE second living area, offering flexibility for a game room, media room, home office, or extra entertaining space. Out back, enjoy a covered carport that doubles as a spacious outdoor living area, perfect for gatherings or relaxing evenings. There's also an attached workshop/storage area to keep tools, hobbies, and gear organized. Roof replaced in 2020 after the storms. Some of the sills under the home have been recently replaced and leveled. Flood Zone X (no flood insurance typically required) Don't miss this great opportunity to own a versatile home in a convenient location! Call today to schedule your private tour!

9. 2026-02-18
   historical Active Under Contract 1023-char remark

   Show marketing remark (1023 chars)

   This charming and move-in ready 4-bedroom, 2-bath home is ideal for investors or first-time home buyers looking for space, updates, and a fantastic location--just minutes from McNeese State University! Step inside to find new flooring and fresh paint throughout. The updated kitchen features sleek quartz countertops, a gas stove, and plenty of cabinet space. One of the standout features is the HUGE second living area, offering flexibility for a game room, media room, home office, or extra entertaining space. Out back, enjoy a covered carport that doubles as a spacious outdoor living area, perfect for gatherings or relaxing evenings. There's also an attached workshop/storage area to keep tools, hobbies, and gear organized. Roof replaced in 2020 after the storms. Some of the sills under the home have been recently replaced and leveled. Flood Zone X (no flood insurance typically required) Don't miss this great opportunity to own a versatile home in a convenient location! Call today to schedule your private tour!

10. 2026-02-02
    listed $124,900 Active 1023-char remark

    Show marketing remark (1023 chars)

    This charming and move-in ready 4-bedroom, 2-bath home is ideal for investors or first-time home buyers looking for space, updates, and a fantastic location--just minutes from McNeese State University! Step inside to find new flooring and fresh paint throughout. The updated kitchen features sleek quartz countertops, a gas stove, and plenty of cabinet space. One of the standout features is the HUGE second living area, offering flexibility for a game room, media room, home office, or extra entertaining space. Out back, enjoy a covered carport that doubles as a spacious outdoor living area, perfect for gatherings or relaxing evenings. There's also an attached workshop/storage area to keep tools, hobbies, and gear organized. Roof replaced in 2020 after the storms. Some of the sills under the home have been recently replaced and leveled. Flood Zone X (no flood insurance typically required) Don't miss this great opportunity to own a versatile home in a convenient location! Call today to schedule your private tour!

11. 2018-01-10
    soldstatus $105,000
12. 2014-12-18
    soldstatus 222-char remark

    Show marketing remark (222 chars)

    Charming Cottage with surprising amount of space and storage! Hardwoods under front room carpets. Open kitchen to dining and family space. Double carport and easy walking distance to university and much more! Flood Zone X.

13. 2014-07-03
    listed $95,000 222-char remark

    Show marketing remark (222 chars)

    Charming Cottage with surprising amount of space and storage! Hardwoods under front room carpets. Open kitchen to dining and family space. Double carport and easy walking distance to university and much more! Flood Zone X.

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $687 · $57/mo
• Expected delta: +$83/yr (+$7/mo · 13.7%)

ⓘ 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) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 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: $19,357
• − Mortgage interest: −$6,996
• − Property taxes: −$604
• − Insurance: −$624
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$3,633
• Taxable income: $4,401
• Est. tax owed @ 24.0%: −$1,056
• After-tax cash flow: $5,147/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

+31.5% since first listed

8 events — show timeline

• 2026-04-22 Relisted — SWLAR
• 2026-04-11 Pending — SWLAR
• 2026-04-02 Relisted — SWLAR
• 2026-02-18 Contingent — SWLAR
• 2026-02-02 Listed $124,900 SWLAR
• 2018-01-10 Sold (Public Records) $105,000 Public Records
• 2014-12-18 Sold (MLS) — SWLAR
• 2014-07-03 Listed $95,000 SWLAR

Property tax history

-0.6%/yr

Latest (2025): $604 · +1.3% YoY. Source: county tax records.