805 Goss Rd · Westlake, LA 70669

$185,000

3 bd · 1.0 ba · 1,516 sqft · SingleFamily · 46 Days on market

Built 1957 2.00 ac lot $122/sqft · 5% below area Est $196k · 5% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +9.9/15.0
• 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

Welcome to this charming 1,516 SF Westlake gem with a mid-century ranch influence, nestled on a spacious 2.9-acre lot! Built in 1957 with all-hard pine plank walls and roof and real redwood siding, this cozy home exudes classic character and timeless warmth. Inside, you'll find 3 inviting bedrooms, 1 bathroom, and a custom fireplace perfect for gathering with loved ones. Step outside to enjoy a quaint backyard gazebo, mature trees, and plenty of room to explore or create your dream outdoor space. There’s also a 750 SF attached barn and a 400 SF detached garage, offering extra shop space or endless possibilities for hobbies, storage, or future development. Located in the heart of Westlake, Louisiana, you’re just minutes from Ponderosa Park and the exciting Lazy Gator Water Park — plus all your favorite fast food spots nearby! With so much charm, space, and potential, this home is ready for your personal touch. Please note: This property is being sold “as-is, ” giving buyers the opportunity to make it their own.

Key facts

• Attached barn
• Custom fireplace
• Real redwood siding

Tags

• HARD PINE PLANK WALLS
• REAL REDWOOD SIDING
• CUSTOM FIREPLACE
• BACKYARD GAZEBO
• MATURE TREES
• ATTACHED BARN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $2,749/mo this rent would consume 48% of the median local household income ($69k/yr) (locally 178% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1957 — 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 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?
5. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.64%
• DSCR: 2.10
• GRM: 5.6

CMA / ARV

• ARV (median comp): $195,554
• List price: $185,000
• Delta: -5.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2695 Dude Rd	0.42mi	3/2.0	1,568 (+3%)	3mo	$179,000	$114	68
2511 German	0.48mi	3/2.0	1,440 (-5%)	2mo	$219,900	$153	63
1650 Reserve Dr	0.72mi	3/2.0	1,508 (-0%)	5mo	$235,000	$156	57
2917 Travis St	0.36mi	4/2.0 (+1)	1,600 (+6%)	12mo	$178,500	$112	54
219 Hudson Dr	0.28mi	3/2.0	1,717 (+13%)	11mo	$259,500	$151	52
612 W Wayside Dr W	0.25mi	4/2.0 (+1)	1,661 (+10%)	15mo	$200,000	$120	51
2520 Wilda St	0.56mi	3/2.0	1,417 (-6%)	12mo	$158,900	$112	49

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: 18.0%
• Equity multiple: 1.73×
• Total profit: $37,700
• Equity at exit: $27,584

10-year hold

• IRR: 26.4%
• Equity multiple: 3.31×
• Total profit: $119,800
• Equity at exit: $15,995

Cash invested: $51,800 (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 →

ZIP-level market 70669

• Active inventory: 148
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,749 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $1,064

Break-even live

Break-even rent $1,403

Max offer price $185,000

Occupancy floor 56%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 Westwood Rd Westlake, LA	1.0–2.0	1.0–2.0	1003	$2,336	$2.33	13d	13	0.38mi
1607 Matilda St Westlake, LA	4.0	2.5	2120	$4,300	$2.03	44d	1	1.20mi
909 Wehrt St Westlake, LA	4.0	2.0	1819	$4,250	$2.34	44d	1	1.41mi

Listing history 2 events

1. 2026-05-16
   status Pending 1055-char remark

   Show marketing remark (1055 chars)

   Welcome to this charming 1,516 SF Westlake gem with a mid-century ranch influence, nestled on a spacious 2.9-acre lot! Built in 1957 with all-hard pine plank walls and roof and real redwood siding, this cozy home exudes classic character and timeless warmth. Inside, you'll find 3 inviting bedrooms, 1 bathroom, and a custom fireplace perfect for gathering with loved ones. Step outside to enjoy a quaint backyard gazebo, mature trees, and plenty of room to explore or create your dream outdoor space. There’s also a 750 SF attached barn and a 400 SF detached garage, offering extra shop space or endless possibilities for hobbies, storage, or future development. Located in the heart of Westlake, Louisiana, you’re just minutes from Ponderosa Park and the exciting Lazy Gator Water Park — plus all your favorite fast food spots nearby! With so much charm, space, and potential, this home is ready for your personal touch. Please note: This property is being sold “as-is, ” giving buyers the opportunity to make it their own.

2. 2026-03-30
   listed $185,000 Active 1055-char remark

   Show marketing remark (1055 chars)

   Welcome to this charming 1,516 SF Westlake gem with a mid-century ranch influence, nestled on a spacious 2.9-acre lot! Built in 1957 with all-hard pine plank walls and roof and real redwood siding, this cozy home exudes classic character and timeless warmth. Inside, you'll find 3 inviting bedrooms, 1 bathroom, and a custom fireplace perfect for gathering with loved ones. Step outside to enjoy a quaint backyard gazebo, mature trees, and plenty of room to explore or create your dream outdoor space. There’s also a 750 SF attached barn and a 400 SF detached garage, offering extra shop space or endless possibilities for hobbies, storage, or future development. Located in the heart of Westlake, Louisiana, you’re just minutes from Ponderosa Park and the exciting Lazy Gator Water Park — plus all your favorite fast food spots nearby! With so much charm, space, and potential, this home is ready for your personal touch. Please note: This property is being sold “as-is, ” giving buyers the opportunity to make it their own.

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$283/yr (+$24/mo · 38.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $32,993
• − Mortgage interest: −$10,363
• − Property taxes: −$735
• − Insurance: −$925
• − Repairs & maintenance: −$2,639
• − Management: −$2,639
• − Depreciation: −$5,382
• Taxable income: $10,310
• Est. tax owed @ 24.0%: −$2,474
• After-tax cash flow: $10,289/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

• 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

2 events — show timeline

• 2026-05-16 Pending — SWLAR
• 2026-03-30 Listed $185,000 SWLAR

Property tax history

+1.5%/yr

Latest (2025): $735 · +3.2% YoY. Source: county tax records.