2114 Nichols · Westlake, LA 70669

$199,900

3 bd · 2.0 ba · 1,324 sqft · SingleFamily · 67 Days on market

Built 1990 0.50 ac lot $151/sqft · at area comps Est $204k · at est.

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Why this score? — see what drove the C 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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +8.4/15.0
• 1% rule +5.5/10.0
• 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

This unique 3 bedroom, 2 bath home sits on a spacious half acre lot and offers a layout you don't see every day. The main living area, kitchen, and primary bedroom are all located upstairs, creating a private and elevated living space filled with natural light. Downstairs features additional bedrooms with flexibility for family, guests, or office space. Step outside and enjoy the inviting wrap around porch, perfect for relaxing or entertaining year round. The open living and kitchen area upstairs is ideal for gathering. With plenty of outdoor space to spread out, this home is full of character and charm.

Key facts

• Wrap around porch
• Half acre lot
• Additional bedrooms

Tags

• HALF ACRE LOT
• WRAP AROUND PORCH
• OPEN LIVING AND KITCHEN AREA
• ADDITIONAL BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 2 comparable units currently listed for rent nearby; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent runs 36% 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 $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.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $165k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.05% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (median comp): $203,948
• List price: $199,900
• Delta: -1.98%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,973
• Equity at exit: $29,806

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $37,192
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,096 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $479

Break-even live

Break-even rent $1,490

Max offer price $199,900

Occupancy floor 72%

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: $49,975
• Closing costs: $5,997
• 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	21d	1	0.81mi
2900 Westwood Rd Westlake, LA	1.0–2.0	1.0–2.0	1003	$2,336	$2.33	13d	13	1.16mi

Listing history 23 events

1. 2026-06-19
   days on market $199,900 Active 67 DOM
2. 2026-06-18
   days on market $199,900 Active 66 DOM
3. 2026-06-17
   days on market $199,900 Active 65 DOM
4. 2026-06-16
   days on market $199,900 Active 64 DOM
5. 2026-06-15
   days on market $199,900 Active 63 DOM
6. 2026-06-14
   days on market $199,900 Active 61 DOM
7. 2026-06-13
   days on market $199,900 Active 60 DOM
8. 2026-06-10
   days on market $199,900 Active 58 DOM
9. 2026-06-09
   days on market $199,900 Active 57 DOM
10. 2026-06-08
    days on market $199,900 Active 56 DOM
11. 2026-06-07
    days on market $199,900 Active 55 DOM
12. 2026-06-05
    days on market $199,900 Active 52 DOM
13. 2026-06-02
    days on market $199,900 Active 50 DOM
14. 2026-06-01
    days on market $199,900 Active 49 DOM
15. 2026-05-31
    days on market $199,900 Active 48 DOM
16. 2026-05-30
    days on market $199,900 Active 47 DOM
17. 2026-04-13
    listed $199,900 Active 611-char remark

    Show marketing remark (611 chars)

    This unique 3 bedroom, 2 bath home sits on a spacious half acre lot and offers a layout you don't see every day. The main living area, kitchen, and primary bedroom are all located upstairs, creating a private and elevated living space filled with natural light. Downstairs features additional bedrooms with flexibility for family, guests, or office space. Step outside and enjoy the inviting wrap around porch, perfect for relaxing or entertaining year round. The open living and kitchen area upstairs is ideal for gathering. With plenty of outdoor space to spread out, this home is full of character and charm.

18. 2023-02-24
    soldstatus 434-char remark

    Show marketing remark (434 chars)

    Check out this cozy 3 bedroom 2 bath home situated on one half acre which is completely fenced in! This home has a wrapped porch that covers the front, carport, as well as the back leaving lots of space to entertain. The covered carport can hold at least 2 vehicles to cover from weather. Located in the backyard is a shed for storage. Interior features a unique floorplan, stainless steel appliances, and a very comfy breakfast nook!

19. 2022-12-03
    listed $174,500 434-char remark

    Show marketing remark (434 chars)

    Check out this cozy 3 bedroom 2 bath home situated on one half acre which is completely fenced in! This home has a wrapped porch that covers the front, carport, as well as the back leaving lots of space to entertain. The covered carport can hold at least 2 vehicles to cover from weather. Located in the backyard is a shed for storage. Interior features a unique floorplan, stainless steel appliances, and a very comfy breakfast nook!

20. 2021-09-07
    soldstatus $165,000
21. 2016-11-29
    soldstatus $133,500
22. 2014-05-05
    soldstatus $127,000
23. 2001-09-11
    soldstatus $51,900

ⓘ 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: $546 · $45/mo
• Projected year-2 tax: $1,099 · $92/mo
• Expected delta: +$554/yr (+$46/mo · 101.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $25,157
• − Mortgage interest: −$11,198
• − Property taxes: −$546
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$5,815
• Taxable income: $2,574
• Est. tax owed @ 24.0%: −$618
• After-tax cash flow: $5,131/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

+285.2% since first listed

7 events — show timeline

• 2026-04-13 Listed $199,900 GFPAR
• 2023-02-24 Sold (MLS) — SWLAR
• 2022-12-03 Listed $174,500 SWLAR
• 2021-09-07 Sold (Public Records) $165,000 Public Records
• 2016-11-29 Sold (Public Records) $133,500 Public Records
• 2014-05-05 Sold (Public Records) $127,000 Public Records
• 2001-09-11 Sold (Public Records) $51,900 Public Records

Property tax history

+0.2%/yr

Latest (2025): $546 · +3.6% YoY. Source: county tax records.