Property Report :

2401 Greenlawn St, Lake Charles, LA 70607

Real Estate Analysis

Created on: Apr 16, 2025

Author: Alexis Hornsby

Company: Hornsby Rental Properties

2401 Greenlawn St, Lake Charles, LA 70607

Multifamily: 4 rooms: 4 bedrooms , 3 bathrooms

Year built: 1969, Size: 1459 SF

Investment strategy: Rental Property

Purchase Price$ 150,000

Rent$ 1,750/mo

Monthly Cash Flow$ -4,172

Cash on Cash Return-80.12 %

Financial Analysis

Cash on Cash Return	-80.12 %
Internal Rate of Return (IRR)	6.13 %
Capitalization Rate	3.64 %
Gross Rent Multiplier (GRM)	9.52
Debt-coverage Ratio (DCR)	0.36
Operating Expense Ratio (OER)	60.58 %
After Repair Value	$ 200,000
Profit/Equity From Rehab	$ 23,690

Financial Breakdown

Purchase Price	$ 150,000
Purchase Costs	$ 11,310
Repair/Construction Costs	$ 15,000
Total Capital Needed Total Capital Needed Includes all projects costs (except selling costs). Total Capital Needed Includes all projects costs (except selling costs).	$ 176,310
Financing	$ 160,000
Total Cash Needed Cash out of Pocket Shows rehabber's cash outlay. Cash out of Pocket Shows rehabber's cash outlay.	$ 16,310
Cash at Closing Cash at Closing This number includes down payment and loan points. Cash at Closing This number includes down payment and loan points.	$ 2,560
Cash During Rehab Cash During Rehab Shows the cash amount remaining to fund the purchase and rehab/construction. Cash During Rehab Shows the cash amount remaining to fund the purchase and rehab/construction.	$ 13,750

Operating Analysis

Rent	$ 1,750/mo
Gross Operating Income (GOI)	$ 18,480
Total Expenses	$ 11,196
Net Operating Income (NOI)	$ 7,284
Annual Debt Service	$ 20,352
Cash Flow Before Taxes (CFBT)	$ -50,068
Income Tax Liability	$ -4,358
Cash Flow After Taxes (CFAT)	$ -45,710

Purchase Price	$ 150,000
Address	2401 Greenlawn St , Lake Charles, 70607, LA
MLS^® #	SWL22009002
Year Built	1969
Type	Multifamily
Number of Units	2
Size	1459 SF
Bedrooms	4
Bathrooms	3
Rooms Total	4

Unit	Rent
Small 1b/1b	$ 750/mo
Big 3b/2b	$ 1,000/mo

2401 Greenlawn St Lake Charles, LA 70607

$ 200,000

Property ARV
Multifamily

Bldg type
1,459

SqFt
$ 137

per SqFt
4

Beds
3

Baths

2401 Greenlawn St Lake Charles, LA 70607

$ 1,750

Rent
Multifamily

Bldg type
1,459

SqFt
4

Beds
3

Baths

Your rent may be too high.

Average

$ 1,008

Median

$ 968

25th %

$ 922

75th %

$ 1,094

#	Property address	Similarity	Distance	Beds	Baths	SqFt	Date Listed	Bldg type	Rent
1	325 Broussard Ln, Unit A	80%	3.5mi	2	2	0	12/5/2022	Duplex-Triplex	$ 950
2	109 State St, Unit 109	78%	4.3mi	2	1.5	1,200	1/10/2023	Duplex-Triplex	$ 1,200
3	3707 Auburn St, Unit A	76%	5.4mi	2	2	1,100	1/22/2023	Duplex-Triplex	$ 800
4	612 Derouen St	75%	5.6mi	2	1.5	1,100	1/2/2023	Duplex-Triplex	$ 1,300

You can edit, sort, drag and reorder suggested comps below. Select the comps you want to include in the report. You can also add comps manually.

Property address	Similarity	Distance	Beds	Baths	SqFt	Date Listed	Bldg type	Rent
325 Broussard Ln, Unit A	80%	3.5mi	2	2	0	12/5/2022	Duplex-Triplex	$ 950
State St, Unit 109	78%	4.3mi	2	2	1,200	1/21/2023	Duplex-Triplex	$ 1,200
109 State St, Unit 109	78%	4.3mi	2	1.5	1,200	1/10/2023	Duplex-Triplex	$ 1,200
2229 Bancroft St	77%	4.9mi	2	1	800	3/23/2023	Duplex-Triplex	$ 800
3707 Auburn St, Unit A	76%	5.4mi	2	2	1,100	1/22/2023	Duplex-Triplex	$ 800
612 Derouen St	75%	5.6mi	2	1.5	1,100	1/2/2023	Duplex-Triplex	$ 1,300
2320 Greenlawn St	67%	0.1mi	3	2	1,280	2/24/2023	Single Family	$ 1,150
2405 Marty Ln	66%	0.2mi	3	3	3,400	12/7/2022	Single Family	$ 1,800
6861 Oyster Dr	65%	1.0mi	3	2	1,824	5/15/2023	Single Family	$ 1,400
5859 Tom Hebert Rd, Trlr 1	64%	1.1mi	3	2	0	5/23/2023	Manufactured	$ 1,200

Comps selected: 4

Annual Property Operating Data

Incomes		% of GOI
Gross Scheduled Income Gross Scheduled Income (GSI) Represents the total of monthly rents for the particular property, including the potential rents from vacant units and uncollectable rents. Gross Scheduled Income (GSI) Represents the total of monthly rents for the particular property, including the potential rents from vacant units and uncollectable rents.	$ 21,000
Total Gross Income	$ 21,000
Vacancy loss Vacancy and Credit Loss Part of the potential rental income that is lost because of unoccupied units or uncollectable rent from tenants. Vacancy and Credit Loss Part of the potential rental income that is lost because of unoccupied units or uncollectable rent from tenants.	$ 2,520
Gross Operating Income Gross Operating Income (GOI) An actual income which is expected to be collected in the property. Gross Operating Income (GOI) An actual income which is expected to be collected in the property.	$ 18,480	100.00 %
Expenses Operating Expenses Expenses necessary for maintaining the property and ensuring its continued ability to produce income (doesn't include mortgage payments or depreciation). Operating Expenses Expenses necessary for maintaining the property and ensuring its continued ability to produce income (doesn't include mortgage payments or depreciation).
Property manager	$ 1,848	10.00 %
Insurance	$ 4,000	21.65 %
Repairs	$ 1,848	10.00 %
Property tax	$ 3,500	18.94 %
Total Expenses	$ 11,196	60.58 %
Net Operating Income Net Operating Income (NOI) Important measurement calculated as gross operating income minus operating expenses. Net Operating Income (NOI) Important measurement calculated as gross operating income minus operating expenses.	$ 7,284	39.42 %

Cash Flow (Year 1)

Net Operating Income	$ 7,284	39.42 %
Annual Debt Service	$ 20,352	110.13 %
Cash Flow Before Taxes (CFBT) Cash Flow All the inflows and outflows of cash for a certain property (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property. Cash Flow All the inflows and outflows of cash for a certain property (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property.	$ -50,068	-270.93 %
Income Tax Liability	$ -4,358	-23.58 %
Cash Flow After Taxes (CFAT) Cash Flow All the inflows and outflows of cash (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property. Cash Flow All the inflows and outflows of cash (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property.	$ -45,710	-247.35 %

Operating Ratios

Operating Expense Ratio Operating Expense Ratio Ratio of the operating expenses to the gross operating income (GOI). Operating Expense Ratio Ratio of the operating expenses to the gross operating income (GOI).	60.58 %
Break-Even Ratio Break-Even Ratio (BER) Another benchmark used by mortgage lenders, estimating how vulnerable is a certain property to defaulting on its mortgage if part of the rental income is declined. Most of the lenders are looking for BER of 85% or less. Break-Even Ratio (BER) Another benchmark used by mortgage lenders, estimating how vulnerable is a certain property to defaulting on its mortgage if part of the rental income is declined. Most of the lenders are looking for BER of 85% or less.	170.71 %

Financial Measures

Net Present Value Net Present Value (NPV) Probably the best measure of any investment thanks to its complexity; taking into account all future cash flows including the selling price, and it converts all these amounts to their present values using discount rate required by the investor. More information and an example on the blog. Net Present Value (NPV) Probably the best measure of any investment thanks to its complexity; taking into account all future cash flows including the selling price, and it converts all these amounts to their present values using discount rate required by the investor. More information and an example on the blog.	$ 26,448
Internal Rate of Return Internal Rate of Return (IRR) Rate which an investment will return over the estimated period of ownership. It is in fact the discount rate that produces NPV of zero. Internal Rate of Return (IRR) Rate which an investment will return over the estimated period of ownership. It is in fact the discount rate that produces NPV of zero.	6.13 %
Profitability Index Profitability Index Similar to NPV, also calculates with the present values of future cash flows and discount rate. It shows whether the present value of the cash flows is worth the initial investment. Good investment should be above 1.0 Profitability Index Similar to NPV, also calculates with the present values of future cash flows and discount rate. It shows whether the present value of the cash flows is worth the initial investment. Good investment should be above 1.0	2.62
Annual Depreciation	$ 4,364

Holding period of 30 years and discount rate of 5.00% were used for calculation of NPV and IRR. The rest of the financial measures are for the 1st year only and therefore don't provide such an exact information.

Investment Return Ratios

Cash on Cash Return Cash on Cash Return Ratio between annual cash flow before taxes and the total initial investment, expressed as a percentage. It does not take in account the future value of money. Cash on Cash Return Ratio between annual cash flow before taxes and the total initial investment, expressed as a percentage. It does not take in account the future value of money.	-80.12 %
Return on Investment Return on Investment Very similar to Cash on Cash Return, but also takes in account appreciation of the property in the first year. Return on Investment Very similar to Cash on Cash Return, but also takes in account appreciation of the property in the first year.	-52.53 %
Capitalization Rate Capitalization Rate Calculated as ratio of the net operating income and the value of the property. Capitalization Rate Calculated as ratio of the net operating income and the value of the property.	3.64 %
Gross Rental Yield Gross Rental Yield Used for a particular property or also as a market indicator when using median values of rent and house prices - counted from gross scheduled rent and initial investment. Gross Rental Yield Used for a particular property or also as a market indicator when using median values of rent and house prices - counted from gross scheduled rent and initial investment.	14.00 %
Gross Rent Multiplier Gross Rent Multiplier (GRM) Counted as a ratio of market value of the property and gross scheduled income. Gross Rent Multiplier (GRM) Counted as a ratio of market value of the property and gross scheduled income.	9.52

Financing		% of ARV
Down Payment	$ 0	0.00 %
Private Money Lender	$ 128,000	64.00 %
2. Loan (Refinance)	$ 128,000	64.00 %
Gap Loan	$ 32,000	16.00 %
Loan to Value Ratio Loan to Value Ratio Shows sum of all purchase and rehab loans divided by purchase price. Loan to Value Ratio Shows sum of all purchase and rehab loans divided by purchase price.		106.67 %
Loan to Cost Ratio Loan to Cost Ratio Shows sum of all purchase and rehab loans to construction cost (purchase price + repairs). Loan to Cost Ratio Shows sum of all purchase and rehab loans to construction cost (purchase price + repairs).		96.97 %
Debt Coverage Ratio		0.36

Private Money Lender Financing of: Specific amount ($ 128,000)
Type	Interest-Only
Loan Amount	$ 128,000
Down payment (0%)	$ 0
Loan term	1 years
Interest Rate	10.90 %
Monthly Payment	$ 1,162.67

2. Loan (Refinance) Financing of: Refinance ($ 128,000)
Type	Amortized
Loan Amount	$ 128,000
Amortization	30 years
Interest Rate	8.00 %
Monthly Payment	$ 939.22

Gap Loan Financing of: Specific amount ($ 32,000)
Type	Interest-Only
Loan Amount	$ 32,000
Down payment (0%)	$ 0
Loan term	1 years
Interest Rate	20.00 %
Monthly Payment	$ 533.33

This chart shows the process of accumulation of investor's equity. There is some equity created right at the beginning with the rehab/construction and later investor's equity is rising by paying off the principal of the loan and also by appreciation over the years. All the green parts is the cummulative equity belonging to the investor and the red part belongs to the lender.

Year	0	1	2	3	4	5	6	7	8	9	10	11	12	13	14	15	16	17	18	19	20	21	22	23	24	25	26	27	28	29	30
Operational Analysis
Gross Scheduled Income	0	21,000	21,420	21,848	22,285	22,731	23,186	23,649	24,122	24,605	25,097	25,599	26,111	26,633	27,166	27,709	28,263	28,829	29,405	29,993	30,593	31,205	31,829	32,466	33,115	33,777	34,453	35,142	35,845	36,562	37,293
Vacancy Loss	0	2,520	2,570	2,622	2,674	2,728	2,782	2,838	2,895	2,953	3,012	3,072	3,133	3,196	3,260	3,325	3,392	3,459	3,529	3,599	3,671	3,745	3,819	3,896	3,974	4,053	4,134	4,217	4,301	4,387	4,475
Gross Operating Income	0	18,480	18,850	19,227	19,611	20,003	20,403	20,811	21,228	21,652	22,085	22,527	22,978	23,437	23,906	24,384	24,872	25,369	25,876	26,394	26,922	27,460	28,010	28,570	29,141	29,724	30,318	30,925	31,543	32,174	32,818
Expenses	0	11,196	11,420	11,648	11,881	12,119	12,361	12,609	12,861	13,118	13,380	13,648	13,921	14,199	14,483	14,773	15,068	15,370	15,677	15,991	16,311	16,637	16,969	17,309	17,655	18,008	18,368	18,736	19,110	19,493	19,882
Net Operating Income	0	7,284	7,430	7,578	7,730	7,884	8,042	8,203	8,367	8,534	8,705	8,879	9,057	9,238	9,423	9,611	9,803	9,999	10,199	10,403	10,611	10,824	11,040	11,261	11,486	11,716	11,950	12,189	12,433	12,682	12,935
1. Loan Payment	0	13,952	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0
Payment Interest Part	0	13,952	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0
Payment Principal Part	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0
2. Loan Payment	0	0	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271
Payment Interest Part	0	0	10,201	10,113	10,016	9,912	9,800	9,678	9,545	9,402	9,247	9,079	8,897	8,700	8,487	8,256	8,006	7,735	7,441	7,123	6,779	6,406	6,003	5,565	5,092	4,579	4,024	3,422	2,771	2,065	1,301
Payment Principal Part	0	0	1,069	1,158	1,254	1,358	1,471	1,593	1,725	1,868	2,024	2,191	2,373	2,570	2,784	3,015	3,265	3,536	3,829	4,147	4,492	4,864	5,268	5,705	6,179	6,692	7,247	7,849	8,500	9,206	9,970
3. Loan Payment	0	6,400	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0
Payment Interest Part	0	6,400	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0
Payment Principal Part	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0
Total Debt Service	0	20,352	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271	11,271
Cash Flow
Repairs/Construction	15,000	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0
Cash Flow Before Taxes	-16,310	-50,068	-3,841	-3,692	-3,541	-3,386	-3,229	-3,068	-2,904	-2,736	-2,566	-2,391	-2,214	-2,033	-1,848	-1,660	-1,467	-1,271	-1,071	-867	-659	-447	-231	-10	215	445	679	918	1,162	1,411	1,665
Depreciation	0	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364	4,364
Taxes	0	-4,358	-1,784	-1,725	-1,663	-1,598	-1,530	-1,460	-1,386	-1,308	-1,227	-1,141	-1,051	-957	-857	-752	-642	-525	-401	-271	-133	13	168	333	508	693	891	1,101	1,325	1,563	1,818
Cash Flow After Taxes	-16,310	-45,710	-2,057	-1,968	-1,878	-1,788	-1,698	-1,608	-1,518	-1,428	-1,339	-1,250	-1,163	-1,076	-991	-907	-826	-746	-670	-596	-526	-460	-399	-343	-292	-248	-211	-182	-162	-152	-153

Note: All amounts in the table above are in $

Resale Price Evaluation Methods

The property is sold after 30 years. Below is the resale price calculated using different methods.

Appreciation (3.00%)	$ 485,452
Cap Rate (3.64%) & NOI	$ 355,362
Gross Rent Multiplier	$ 355,027

Sale Proceeds

Projected Selling Price	$ 485,452
Costs of Sale (6.00%)	$ 29,127
2. Loan Balance Payoff	$ 10,797
Net Sale Proceeds Before Tax	$ 445,528

In the resale analysis we do not include any calculation for taxes that might be owed on sale of the property. The tax laws for the resale are rather complex and subjected to frequent changes.

Net Assets and Yield

Net Assets
Sale Proceeds Before Tax	$ 445,528
Investor Cash Outlay	$ 16,310
Net Assets	$ 429,218
Average Yield
Annual Net Assets	$ 14,307
Average Cash Flow (After Taxes)	$ -2,407
Average Annual Gain (After Taxes)	$ 11,901
Average Annual Yield (After Taxes)	7.93 %

This charts shows Net Present Value (NPV) when property is sold in various years, i.e. when sold in 5th year, the NPV is calculated from 5 years of Cash Flow (including the selling price) and this NPV is displayed in year 5. Optimal holding period can be estimated, using this method - when NPV is the highest. Please note that appreciation growth can change these numbers greatly. It sometimes makes sense to sell the property even before the end of the mortgage term.

Property Report: 2401 Greenlawn St, Lake Charles RENTAL

Property Report :

2401 Greenlawn St, Lake Charles, LA 70607

Executive Summary

2401 Greenlawn St, Lake Charles, LA 70607

Financial Analysis

Financial Breakdown

Total Capital Needed

Total Capital Needed

Cash out of Pocket

Cash out of Pocket

Cash at Closing

Cash at Closing

Cash During Rehab

Cash During Rehab

Operating Analysis

Property Description

$ 200,000

Property ARV

Multifamily

Bldg type

1,459

SqFt

$ 137

per SqFt

4

Beds

3

Baths

Comparative Rental Analysis

$ 1,750

Rent

Multifamily

Bldg type

1,459

SqFt

4

Beds

3

Baths

Rentometer®

Rentometer®

Operating Analysis

Annual Property Operating Data

Gross Scheduled Income (GSI)

Gross Scheduled Income (GSI)

Vacancy and Credit Loss

Vacancy and Credit Loss

Gross Operating Income (GOI)

Gross Operating Income (GOI)

Operating Expenses

Operating Expenses

Net Operating Income (NOI)

Net Operating Income (NOI)

Cash Flow (Year 1)

Cash Flow

Cash Flow

Cash Flow

Cash Flow

Operating Ratios

Operating Expense Ratio

Operating Expense Ratio

Break-Even Ratio (BER)

Break-Even Ratio (BER)

Financial Analysis

Financial Measures

Net Present Value (NPV)

Net Present Value (NPV)

Internal Rate of Return (IRR)

Internal Rate of Return (IRR)

Profitability Index

Profitability Index

Investment Return Ratios

Cash on Cash Return

Cash on Cash Return

Return on Investment

Return on Investment

Capitalization Rate

Capitalization Rate

Gross Rental Yield

Rentometer^®

Rentometer^®