1313 Greenroad St · Westlake, LA 70669

$79,000

3 bd · 1.5 ba · 1,344 sqft · SingleFamily · 301 Days on market

Built 1960 0.32 ac lot $59/sqft · 51% below area ↓ 28% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

GREAT INVESTMENT PROPERTY LOCATED IN WESTLAKE. 3 BEDROOM 1 1/2 BATHS. LOTS OF POTENTIAL. HOME BEING SOLD AS IS. LIVING ROOM HAS SOME DAMAGE NOTED TO THE FLOOR. USE CAUTION WHEN SHOWING THE HOME. AGE AND MEASUREMENTS M/L.

Key facts

• 0.32 acre lot
• Built 1960
• Listed 301 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $955 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.8% 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).
• This rent runs 32% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 2.33% ✓
• Cap rate: 20.80%
• Cash-on-cash: 51.81%
• DSCR: 3.31
• GRM: 3.6

CMA / ARV

• ARV (median comp): $160,688
• List price: $79,000
• Delta: -50.84%
• 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
1521 Matilda St	0.18mi	3/2.0	1,352 (+1%)	3mo	$200,000	$148	86
1216 Continental Blvd	0.13mi	3/1.0	1,308 (-3%)	3mo	$132,000	$101	85
800 Tillman St	0.09mi	3/1.0	1,312 (-2%)	18mo	$155,000	$118	75
815 Wehrt St	0.06mi	3/1.0	1,264 (-6%)	21mo	$148,700	$118	68
801 Cedar St	0.34mi	3/2.0	1,311 (-2%)	13mo	$190,000	$145	67
1112 Dewey St	0.26mi	3/2.0	1,435 (+7%)	10mo	$117,000	$82	66
1301 Matilda St St	0.13mi	3/2.0	1,516 (+13%)	6mo	$80,000	$53	65
1513 Guillory St	0.59mi	3/2.0	1,368 (+2%)	6mo	$178,000	$130	62
1724 Saint John Bosco St	0.63mi	3/1.0	1,250 (-7%)	15mo	$135,000	$108	45
920 Live Oak St	0.66mi	3/2.0	1,500 (+12%)	13mo	$208,000	$139	37
215 River Oaks Dr	0.71mi	3/2.0	1,470 (+9%)	19mo	$223,000	$152	33
923 Live Oak St	0.62mi	3/2.0	1,496 (+11%)	21mo	$185,000	$124	33

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: 49.7%
• Equity multiple: 3.17×
• Total profit: $48,023
• Equity at exit: $11,779

10-year hold

• IRR: 55.2%
• Equity multiple: 6.43×
• Total profit: $120,136
• Equity at exit: $6,830

Cash invested: $22,120 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $955

Break-even live

Break-even rent $632

Max offer price $79,000

Occupancy floor 43%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Wehrt St Westlake, LA	4.0	2.0	1819	$4,250	$2.34	43d	1	0.06mi

Listing history 8 events

1. 2026-06-03
   status $79,000 Pending 301 DOM
2. 2026-06-02
   days on market $79,000 Active 301 DOM
3. 2026-06-01
   days on market $79,000 Active 300 DOM
4. 2026-05-31
   days on market $79,000 Active 299 DOM
5. 2026-05-30
   days on market $79,000 Active 298 DOM
6. 2026-04-29
   price $79,000 220-char remark

   Show marketing remark (220 chars)

   GREAT INVESTMENT PROPERTY LOCATED IN WESTLAKE. 3 BEDROOM 1 1/2 BATHS. LOTS OF POTENTIAL. HOME BEING SOLD AS IS. LIVING ROOM HAS SOME DAMAGE NOTED TO THE FLOOR. USE CAUTION WHEN SHOWING THE HOME. AGE AND MEASUREMENTS M/L.

7. 2025-08-31
   price $89,000 220-char remark

   Show marketing remark (220 chars)

   GREAT INVESTMENT PROPERTY LOCATED IN WESTLAKE. 3 BEDROOM 1 1/2 BATHS. LOTS OF POTENTIAL. HOME BEING SOLD AS IS. LIVING ROOM HAS SOME DAMAGE NOTED TO THE FLOOR. USE CAUTION WHEN SHOWING THE HOME. AGE AND MEASUREMENTS M/L.

8. 2025-02-26
   listed $109,900 Active 220-char remark

   Show marketing remark (220 chars)

   GREAT INVESTMENT PROPERTY LOCATED IN WESTLAKE. 3 BEDROOM 1 1/2 BATHS. LOTS OF POTENTIAL. HOME BEING SOLD AS IS. LIVING ROOM HAS SOME DAMAGE NOTED TO THE FLOOR. USE CAUTION WHEN SHOWING THE HOME. AGE AND MEASUREMENTS M/L.

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $625 · $52/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 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: $22,090
• − Mortgage interest: −$4,425
• − Property taxes: −$625
• − Insurance: −$395
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$2,298
• Taxable income: $10,813
• Est. tax owed @ 24.0%: −$2,595
• After-tax cash flow: $8,865/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

-28.1% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $79,000 SWLAR
• 2025-08-31 Price Changed $89,000 SWLAR
• 2025-02-26 Listed $109,900 SWLAR

Property tax history

+1.5%/yr

Latest (2025): $625 · +3.2% YoY. Source: county tax records.