Danville Plan · Westlake, LA 70699

$284,500

4 bd · 2.0 ba · 1,924 sqft · SingleFamily · 45 Days on market

Excellent condition

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to the Danville, a new home floor plan at Fairhaven at West Trace, situated within the charming city of Westlake, Louisiana. This functional and modern layout blends comfort, style, and practicality for today's lifestyle. The thoughtfully designed Danville floor plan offers 1,899 square feet of living space, including a 2-car garage and a covered entryway and patio for outdoor enjoyment. The Danville floor plan features four well-sized bedrooms and two full bathrooms, making it ideal for anyone who may enjoy having extra space for entertaining or relaxing at home. The open-concept kitchen, complete with center island, stainless-steel appliances and spacious pantry, flows seamlessly

Key facts

• Covered entryway
• Spacious pantry
• Open-concept kitchen

Tags

• NEW HOME FLOOR PLAN
• COVERED ENTRYWAY
• OPEN-CONCEPT KITCHEN
• CENTER ISLAND
• STAINLESS-STEEL APPLIANCES
• SPACIOUS PANTRY

Property features AI

Finance

• Other: Address: 1601 Eagle Ave, Westlake, LA 70699
• Financial info: List price $284,500

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: New construction plan
• Exterior features: Living area approximately 1,924

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan model: Danville; Active listing

🏗️ New construction. The $284,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $271,101.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $284k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $284k).
• Recommended offer: $276k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 3 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• 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 $76k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Recommended offer $275,965 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.68%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $271,101
• List price: $284,500
• Delta: 4.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2448 Fenimore Loop	0.05mi	4/2.0	1,899 (-1%)	9mo	$258,000	$136	88
2432 Fenimore Loop	0.12mi	4/2.0	1,763 (-8%)	9mo	$230,000	$130	73
1805 Pelican Dr	0.51mi	3/2.0 (-1)	1,941 (+1%)	14mo	$150,000	$77	58
612 W Wayside Dr W	0.70mi	4/2.0	1,661 (-14%)	15mo	$200,000	$120	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 2.05×
• Total profit: $79,749
• Equity at exit: $121,899

10-year hold

• IRR: 19.8%
• Equity multiple: 3.87×
• Total profit: $218,082
• Equity at exit: $187,860

Cash invested: $75,908 (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 70699

• Active inventory: 3
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,306 medium
• Mortgage (P&I): −$1,422
• Tax est. 1.5%: −$339 /mo · $4,067/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $739

Break-even live

Break-even rent $2,372

Max offer price $271,101

Occupancy floor 73%

Sensitivity live

Price	-10% $926	-5% $832	+0% $739	+5% $645	+10% $551
Rent	-10% $477	-5% $608	+0% $739	+5% $869	+10% $1,000
Rate	-1.0pp $875	-0.5pp $808	base $739	+0.5pp $668	+1.0pp $597

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: $67,775
• Closing costs: $8,133
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3855 River Rd Westlake, LA	3.0	2.0	1585	$2,300	$1.45	22d	1	1.37mi
1607 Matilda St Westlake, LA	4.0	2.5	2120	$4,300	$2.03	44d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $284,500 Active 45 DOM
2. 2026-06-18
   days on market $284,500 Active 44 DOM
3. 2026-06-17
   days on market $284,500 Active 43 DOM
4. 2026-06-16
   days on market $284,500 Active 42 DOM
5. 2026-06-15
   days on market $284,500 Active 41 DOM
6. 2026-06-14
   days on market $284,500 Active 39 DOM
7. 2026-06-13
   days on market $284,500 Active 38 DOM
8. 2026-06-10
   days on market $284,500 Active 36 DOM
9. 2026-06-09
   days on market $284,500 Active 35 DOM
10. 2026-06-08
    days on market $284,500 Active 34 DOM
11. 2026-06-07
    days on market $284,500 Active 33 DOM
12. 2026-06-05
    days on market $284,500 Active 30 DOM
13. 2026-06-02
    days on market $284,500 Active 28 DOM
14. 2026-06-01
    days on market $284,500 Active 27 DOM
15. 2026-05-31
    days on market $284,500 Active 26 DOM
16. 2026-05-30
    days on market $284,500 Active 25 DOM
17. 2026-05-05
    listed $284,500 Active 1495-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $39,677
• − Mortgage interest: −$15,186
• − Property taxes: −$4,067
• − Insurance: −$1,356
• − Repairs & maintenance: −$3,174
• − Management: −$3,174
• − Depreciation: −$7,887
• Taxable income: $4,835
• Est. tax owed @ 24.0%: −$1,160
• After-tax cash flow: $7,703/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 · 13 photos

Excellent 95/100 None rehab

This Danville floor plan is in excellent condition with no visible repairs needed. It offers a well-maintained exterior, modern interior, and ample space for both resale and rental value.

Value-add opportunities

• Resale Paint exterior brick and siding — Enhances curb appeal and value
• Resale Replace front door — Improves entryway and first impression
• Resale Install new landscaping — Enhances curb appeal and value
• Resale Upgrade kitchen appliances — Modernizes kitchen and adds value
• Resale Install new flooring in bathrooms — Enhances bathroom aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior brick and siding — Enhances curb appeal and value ↑
• Resale Replace front door — Improves entryway and first impression ↑
• Resale Install new landscaping — Enhances curb appeal and value ↑
• Resale Upgrade kitchen appliances — Modernizes kitchen and adds value ↑
• Resale Install new flooring in bathrooms — Enhances bathroom aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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