1306 Rosetta St · Lake Charles, LA 70607

$110,000

3 bd · 1.0 ba · 1,347 sqft · SingleFamily · 60 Days on market

Built 1974 Good condition 6,970 sqft lot $82/sqft · 20% below area Est $138k · 20% under

---

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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +4.6/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable ranch-style home features all hard surface flooring (a lot of original woods!) and a classic layout. Bonus room, too! Kitchen opens to dining and living. One-car garage. New water heater 2026. New HVAC heater & condenser 2022, new fence, exterior paint & roof 2021. Exterior has updated electrical service. Updated tub/shower 2026. Windows mostly updated 2017 & 2021. Generous backyard. Home is near many schools and the University, shopping, churches and car dealerships. Previously a rental and home to college students.

Key facts

• New hvac heater
• Bonus room
• New water heater

Tags

• HARD SURFACE FLOORING
• CLASSIC LAYOUT
• BONUS ROOM
• KITCHEN OPENS TO DINING
• NEW WATER HEATER
• NEW HVAC HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 5.1% 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: Henry Heights Elementary School (math 17% / reading 27%, grade F, #415 of 646 statewide, top 67%, 286 students, 76% FRL); Oak Park Middle School (math 10% / reading 22%, grade F, #180 of 218 statewide, top 83%, 385 students, 83% FRL); Lagrange High School (math 9% / reading 22%, grade F, #217 of 265 statewide, top 82%, 907 students, 76% FRL) — zoned schools average 78% FRL vs 52% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 37% district-wide (-19 pts) — the specific schools serving this property underperform the Calcasieu Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.6%/yr); 738 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 + 8.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.23% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.35%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (median comp): $137,708
• List price: $110,000
• Delta: -20.12%
• 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
1309 Rosetta St	0.04mi	3/1.0	1,383 (+3%)	9mo	$55,300	$40	86
3706 Texas St	0.35mi	3/2.0	1,364 (+1%)	6mo	$129,900	$95	73
3707 Yale St	0.28mi	3/1.0	1,270 (-6%)	12mo	$50,000	$39	68
4041 Fourden	0.65mi	3/—	1,370 (+2%)	6mo	$145,000	$106	62
3401 Kingham Rd	0.56mi	3/2.0	1,250 (-7%)	11mo	$130,000	$104	49
3824 Harvard St	0.60mi	3/2.0	1,450 (+8%)	10mo	$210,000	$145	47
3705 Harvard St	0.48mi	3/2.0	1,520 (+13%)	7mo	$160,500	$106	46
3706 Harvard St	0.51mi	2/1.0 (-1)	1,200 (-11%)	10mo	$131,000	$109	45
1518 21st St	0.64mi	3/1.0	1,201 (-11%)	12mo	$135,000	$112	42
3908 Center St	0.69mi	3/1.0	1,197 (-11%)	14mo	$130,000	$109	37
819 Craft St	0.69mi	3/2.0	1,156 (-14%)	6mo	$143,000	$124	35
2210 S Lake Michele Cir	0.70mi	3/2.0	1,508 (+12%)	13mo	$195,000	$129	32

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: 11.2%
• Equity multiple: 1.47×
• Total profit: $14,364
• Equity at exit: $16,401

10-year hold

• IRR: 23.7%
• Equity multiple: 3.50×
• Total profit: $77,141
• Equity at exit: $9,511

Cash invested: $30,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 37 active · 40 under contract
• Months of supply: 27.8 mo (4%/mo absorbed)
• Median asking: $149,900 ($115/sqft)
• Median days on market: 119 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -11.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70607

• Rents YoY: 8.6%
• Active inventory: 738
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$577
• Tax from tax record: −$50 /mo · $594/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $394

Break-even live

Break-even rent $851

Max offer price $110,000

Occupancy floor 66%

Sensitivity live

Price	-10% $456	-5% $425	+0% $394	+5% $363	+10% $332
Rent	-10% $287	-5% $341	+0% $394	+5% $447	+10% $501
Rate	-1.0pp $449	-0.5pp $422	base $394	+0.5pp $365	+1.0pp $336

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 1st Ave Lake Charles, LA	3.0	2.0	1512	$1,295	$0.86	108d	1	0.12mi
1506 Arkansas St Lake Charles, LA	3.0	1.0	1340	$1,175	$0.88	6d	1	0.26mi
930 Azalea St Lake Charles, LA	4.0	2.0	1658	$1,500	$0.90	116d	1	0.28mi
3619 Texas St Lake Charles, LA	1.0–2.0	1.0–1.5	818	$1,159	$1.42	0d	6	0.37mi
807 Camelia St Lake Charles, LA	3.0	1.0	1322	$1,500	$1.13	139d	1	0.42mi
3211 Louisiana Ave Lake Charles, LA	3.0	2.0	1100	$900	$0.82	0d	1	0.48mi
3108 Aster St Unit M Lake Charles, LA	2.0	1.0	1100	$1,300	$1.18	108d	1	0.50mi
3206 Louisiana Ave Lake Charles, LA	4.0	2.0	1600	$1,600	$1.00	108d	1	0.50mi
617 E School St Unit A Lake Charles, LA	3.0	2.0	1800	$2,500	$1.39	139d	1	0.67mi
3703 Common St Apt 12 Lake Charles, LA	2.0	1.5	1010	$1,149	$1.14	6d	1	0.72mi
3715 Common St Unit B1 Lake Charles, LA	2.0	2.0	900	$1,395	$1.55	108d	1	0.73mi
3506 Common St Unit 11 Lake Charles, LA	2.0	1.0	910	$950	$1.04	108d	1	0.75mi
1509 Sage Dr Lake Charles, LA	4.0	1.0	1157	$1,195	$1.03	116d	1	0.84mi
2709 Enterprise Blvd Unit A Lake Charles, LA	2.0	2.0	972	$1,400	$1.44	6d	1	0.85mi
417 E Claude St Lake Charles, LA	4.0	1.0	1610	$1,400	$0.87	139d	1	0.88mi
3206 Hodges St Lake Charles, LA	2.0	1.0	1497	$1,200	$0.80	139d	1	0.91mi
307 E Claude St Lake Charles, LA	3.0	2.0	1200	$1,250	$1.04	6d	1	1.00mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	116d	1	1.03mi
114 W Lagrange St Apt 18 Lake Charles, LA	2.0	1.0	1200	$1,300	$1.08	116d	1	1.10mi
617 Cusic St Unit 617-1 Lake Charles, LA	2.0	1.5	1000	$1,200	$1.20	108d	1	1.13mi
615 Cusic St Unit 615-1 Lake Charles, LA	2.0	1.5	950	$1,200	$1.26	108d	1	1.13mi
2002 13th St Lake Charles, LA	4.0	2.0	1560	$1,700	$1.09	116d	1	1.29mi
1039 13th St Lake Charles, LA	2.0	2.0	975	$1,200	$1.23	2d	1	1.33mi
408 Blackman St Lake Charles, LA	3.0	1.5	1385	$1,500	$1.08	5d	1	1.43mi
422 W Lagrange St Lake Charles, LA	2.0	2.0	995	$1,050	$1.06	139d	1	1.45mi

Listing history 6 events

1. 2026-03-28
   listed $110,000 Active 555-char remark

   Show marketing remark (555 chars)

   Adorable ranch-style home features all hard surface flooring (a lot of original woods!) and a classic layout. Bonus room, too! Kitchen opens to dining and living. One-car garage. New water heater 2026. New HVAC heater & condenser 2022, new fence, exterior paint & roof 2021. Exterior has updated electrical service. Updated tub/shower 2026. Windows mostly updated 2017 & 2021. Generous backyard. Home is near many schools and the University, shopping, churches and car dealerships. Previously a rental and home to college students.

2. 2017-05-15
   soldstatus $99,000
3. 2015-07-28
   soldstatus $96,000
4. 2015-07-27
   soldstatus 204-char remark

   Show marketing remark (204 chars)

   REALLY CUTE, WELL MAINTAINED HOME FEATURING AN UPDATED BATHROOM, REFINISHED WOOD FLOORS, NEW DOUBLE PANE WINDOWS, NEW BLINDS, AND A GREAT ENCLOSED PATIO FOR ENTERTAINING. ALL MEASUREMENTS ARE MORE OR LESS

5. 2014-10-15
   listed $96,000 204-char remark

   Show marketing remark (204 chars)

   REALLY CUTE, WELL MAINTAINED HOME FEATURING AN UPDATED BATHROOM, REFINISHED WOOD FLOORS, NEW DOUBLE PANE WINDOWS, NEW BLINDS, AND A GREAT ENCLOSED PATIO FOR ENTERTAINING. ALL MEASUREMENTS ARE MORE OR LESS

6. 2000-10-02
   soldstatus $59,500

ⓘ 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: $594 · $50/mo
• Projected year-2 tax: $605 · $50/mo
• Expected delta: +$11/yr (+$1/mo · 1.8%)

ⓘ 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 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: $16,195
• − Mortgage interest: −$6,162
• − Property taxes: −$594
• − Insurance: −$550
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,200
• Taxable income: $3,098
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $3,984/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $6,735–$20,205 screening

This single-family home is in good condition with recent updates to the HVAC system and exterior paint. It offers a good balance of curb appeal and interior updates, making it a solid investment.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can enhance the curb appeal and make the home more attractive to potential buyers. ↑
• Both Landscaping improvements — A well-maintained yard can increase both the resale and rental value of the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Henry Heights Elementary School F LA #415/646 Nat'l #32,000/41,679 Middle Oak Park Middle School F LA #180/218 Nat'l #12,486/14,009 High Grand Lake High School D+ LA #33/265 Nat'l #5,016/17,239

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

C Composite livability gradescore 68/100

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 · 212,179 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: 8% of renters

---

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

+84.9% since first listed

6 events — show timeline

• 2026-03-28 Listed $110,000 SWLAR
• 2017-05-15 Sold (Public Records) $99,000 Public Records
• 2015-07-28 Sold (Public Records) $96,000 Public Records
• 2015-07-27 Sold (MLS) — SWLAR
• 2014-10-15 Listed $96,000 SWLAR
• 2000-10-02 Sold (Public Records) $59,500 Public Records

Property tax history

-0.5%/yr

Latest (2025): $594 · +1.3% YoY. Source: county tax records.