605 Riverside Dr · Westlake, LA 70669

$94,000

2 bd · 1.0 ba · 850 sqft · SingleFamily · 115 Days on market

Built 1965 6,098 sqft lot $111/sqft · 27% below area Est $128k · 27% 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 +8.0/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Seller offering up to $5,000 toward buyer's closing costs with an accepted offer! * * Located on a quiet dead-end street, this 2 bedroom, 1 bath home offers a practical layout and plenty of usable space. As part of recent improvements, a new water heater, HVAC system, new windows and insulation has been added. The open floorplan connects the kitchen and oversized family room, making it easy to cook, relax, or entertain without feeling closed off. Laminate flooring runs throughout the home, and the large windows provide plenty of natural light. A dedicated laundry room adds extra storage space, and all appliances will remain with the sale. Outside, you’ll find two separate wooden decks, a spacious backyard, and off-road parking for added convenience. Just minutes from interstate access and local amenities, this home offers a great combination of location and functionality. Schedule your showing today!

Key facts

• Spacious backyard
• Open floorplan
• Off-road parking

Tags

• QUIET DEAD-END STREET
• OPEN FLOORPLAN
• DEDICATED LAUNDRY ROOM
• TWO SEPARATE WOODEN DECKS
• SPACIOUS BACKYARD
• OFF-ROAD PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 6.4% in Westlake — 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 66/100 on livability (#120 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: amenities F, commute F.
• 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: 148 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $650 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 + 3.0% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,540 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1965 — 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 A-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. 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: 1.30% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.30%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (median comp): $128,480
• List price: $94,000
• Delta: -26.84%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $8,920
• Equity at exit: $14,016

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $38,811
• Equity at exit: $8,127

Cash invested: $26,320 (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 70669

• Active inventory: 148
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $380

Break-even live

Break-even rent $742

Max offer price $94,000

Occupancy floor 64%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Wilder St Unit 4 Westlake, LA	1.0	1.0	600	$750	$1.25	44d	1	1.03mi

Listing history 20 events

1. 2026-06-19
   days on market $94,000 Active 115 DOM
2. 2026-06-18
   days on market $94,000 Active 114 DOM
3. 2026-06-17
   days on market $94,000 Active 113 DOM
4. 2026-06-16
   days on market $94,000 Active 112 DOM
5. 2026-06-15
   days on market $94,000 Active 111 DOM
6. 2026-06-14
   days on market $94,000 Active 109 DOM
7. 2026-06-13
   days on market $94,000 Active 108 DOM
8. 2026-06-10
   days on market $94,000 Active 106 DOM
9. 2026-06-09
   days on market $94,000 Active 105 DOM
10. 2026-06-08
    days on market $94,000 Active 104 DOM
11. 2026-06-07
    days on market $94,000 Active 103 DOM
12. 2026-06-05
    days on market $94,000 Active 100 DOM
13. 2026-06-02
    days on market $94,000 Active 98 DOM
14. 2026-06-01
    days on market $94,000 Active 97 DOM
15. 2026-05-31
    days on market $94,000 Active 96 DOM
16. 2026-05-30
    days on market $94,000 Active 95 DOM
17. 2026-05-05
    price $94,000 925-char remark

    Show marketing remark (925 chars)

    * * Seller offering up to $5,000 toward buyer's closing costs with an accepted offer! * * Located on a quiet dead-end street, this 2 bedroom, 1 bath home offers a practical layout and plenty of usable space. As part of recent improvements, a new water heater, HVAC system, new windows and insulation has been added. The open floorplan connects the kitchen and oversized family room, making it easy to cook, relax, or entertain without feeling closed off. Laminate flooring runs throughout the home, and the large windows provide plenty of natural light. A dedicated laundry room adds extra storage space, and all appliances will remain with the sale. Outside, you’ll find two separate wooden decks, a spacious backyard, and off-road parking for added convenience. Just minutes from interstate access and local amenities, this home offers a great combination of location and functionality. Schedule your showing today!

18. 2026-02-24
    listed $95,000 Active 925-char remark

    Show marketing remark (925 chars)

    * * Seller offering up to $5,000 toward buyer's closing costs with an accepted offer! * * Located on a quiet dead-end street, this 2 bedroom, 1 bath home offers a practical layout and plenty of usable space. As part of recent improvements, a new water heater, HVAC system, new windows and insulation has been added. The open floorplan connects the kitchen and oversized family room, making it easy to cook, relax, or entertain without feeling closed off. Laminate flooring runs throughout the home, and the large windows provide plenty of natural light. A dedicated laundry room adds extra storage space, and all appliances will remain with the sale. Outside, you’ll find two separate wooden decks, a spacious backyard, and off-road parking for added convenience. Just minutes from interstate access and local amenities, this home offers a great combination of location and functionality. Schedule your showing today!

19. 2021-05-03
    soldstatus 127-char remark

    Show marketing remark (127 chars)

    Great investment or starter home. 2 bedrooms 1 bath, open floor plan. Must see. Home being sold as is. No repairs will be made.

20. 2020-03-02
    listed $39,900 127-char remark

    Show marketing remark (127 chars)

    Great investment or starter home. 2 bedrooms 1 bath, open floor plan. Must see. Home being sold as is. No repairs will be made.

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $649 · $54/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 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $14,669
• − Mortgage interest: −$5,265
• − Property taxes: −$649
• − Insurance: −$470
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,735
• Taxable income: $3,203
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $3,786/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 — Westlake

• Score: 66/100
• State rank: #120
• US rank: #11457

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C+ Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westlake, LA
• County: Calcasieu Parish · 170,889 people
• City population: 9,552
• Metro: Lake Charles, LA
• Population (ZIP): 9,552
• Household income: $69,106
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 178.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 4% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 7% Serbian 2% Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 93% English-only · Other Asian/Pacific 3% 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: ▼ -107.45%
• Current HPI: 81.9801
• Rent YoY: —
• 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

+135.6% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $94,000 SWLAR
• 2026-02-24 Listed $95,000 SWLAR
• 2021-05-03 Sold (MLS) — SWLAR
• 2020-03-02 Listed $39,900 SWLAR

Property tax history

+5.7%/yr

Latest (2025): $649 · +3.2% YoY. Source: county tax records.