822 Shady Ln · Westlake, LA 70669

$52,500

4 bd · 2.0 ba · 2,032 sqft · SingleFamily · 318 Days on market

Built 1959 9,583 sqft lot $26/sqft · 75% below area ↓ 18% 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

This 4-bedroom, 2-bathroom home is conveniently located across from Westwood Elementary offering 2,032 square feet of living space on a 0.22 lot. Don't miss this opportunity!

Key facts

• 9,583 sq ft lot
• Built 1959
• Listed 317 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.2% 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 37% 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 $363 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $17k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $46,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 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 1959 — 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: 4.02% ✓
• Cap rate: 35.24%
• Cash-on-cash: 103.38%
• DSCR: 5.60
• GRM: 2.1

CMA / ARV

• ARV (median comp): $208,770
• List price: $52,500
• Delta: -74.85%
• 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
1709 Matilda St	0.10mi	4/2.0	2,010 (-1%)	2mo	$240,000	$119	92
404 E Krause St E	0.52mi	3/2.5 (-1)	2,001 (-2%)	1mo	$229,000	$114	65
1415 Beech St	0.33mi	3/2.0 (-1)	1,992 (-2%)	14mo	$245,000	$123	64
408 E Krause St E	0.45mi	3/2.0 (-1)	2,156 (+6%)	1mo	$168,000	$78	63
209 River Oaks Dr	0.53mi	4/2.0	1,905 (-6%)	3mo	$207,000	$109	62
2312 Jones St	0.49mi	3/2.0 (-1)	1,880 (-8%)	3mo	$189,000	$101	57
130 Ruth St	0.64mi	3/2.0 (-1)	1,938 (-5%)	8mo	$127,000	$66	50
1205 Beech St	0.63mi	3/2.0 (-1)	1,894 (-7%)	6mo	$240,000	$127	49
1317 E Holly Hill Cir E	0.54mi	3/2.0 (-1)	2,093 (+3%)	18mo	$187,500	$90	49
1041 Elizabeth St	0.66mi	3/2.0 (-1)	1,943 (-4%)	13mo	$138,000	$71	46
2321 Foster Ln	0.46mi	3/3.0 (-1)	2,330 (+15%)	11mo	$118,000	$51	35
1205 Miller Ave	0.70mi	3/2.0 (-1)	1,750 (-14%)	18mo	$180,000	$103	24

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: —
• Equity multiple: 5.91×
• Total profit: $72,210
• Equity at exit: $7,828

10-year hold

• IRR: —
• Equity multiple: 12.36×
• Total profit: $166,972
• Equity at exit: $4,539

Cash invested: $14,700 (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: 2.1×

Monthly cashflow live

• Estimated rent: $2,113 medium
• Mortgage (P&I): −$275
• Tax from tax record: −$105 /mo · $1,266/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $1,266

Break-even live

Break-even rent $510

Max offer price $52,500

Occupancy floor 35%

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Matilda St Westlake, LA	4.0	2.5	2120	$4,300	$2.03	43d	1	0.23mi
909 Wehrt St Westlake, LA	4.0	2.0	1819	$4,250	$2.34	43d	1	0.44mi

Listing history 27 events

1. 2026-06-19
   days on market $52,500 Active 318 DOM
2. 2026-06-18
   days on market $52,500 Active 317 DOM
3. 2026-06-17
   days on market $52,500 Active 316 DOM
4. 2026-06-16
   days on market $52,500 Active 315 DOM
5. 2026-06-15
   days on market $52,500 Active 314 DOM
6. 2026-06-14
   days on market $52,500 Active 312 DOM
7. 2026-06-13
   days on market $52,500 Active 311 DOM
8. 2026-06-10
   days on market $52,500 Active 309 DOM
9. 2026-06-09
   days on market $52,500 Active 308 DOM
10. 2026-06-08
    days on market $52,500 Active 307 DOM
11. 2026-06-07
    days on market $52,500 Active 306 DOM
12. 2026-06-05
    days on market $52,500 Active 303 DOM
13. 2026-06-02
    days on market $52,500 Active 301 DOM
14. 2026-06-01
    days on market $52,500 Active 300 DOM
15. 2026-05-31
    days on market $52,500 Active 299 DOM
16. 2026-05-30
    days on market $52,500 Active 298 DOM
17. 2025-12-10
    price $52,500 174-char remark

    Show marketing remark (174 chars)

    This 4-bedroom, 2-bathroom home is conveniently located across from Westwood Elementary offering 2,032 square feet of living space on a 0.22 lot. Don't miss this opportunity!

18. 2024-12-31
    listed $69,920 Active 174-char remark

    Show marketing remark (174 chars)

    This 4-bedroom, 2-bathroom home is conveniently located across from Westwood Elementary offering 2,032 square feet of living space on a 0.22 lot. Don't miss this opportunity!

19. 2020-08-05
    soldstatus 558-char remark

    Show marketing remark (558 chars)

    Don't miss this charming 3 bedroom 2 bathroom house with an open floor plan nestled in a quiet area of Westlake yet close to shopping and restuarants. This home has a beautiful kitchen with an abundance of painted cabinets and granite countertops. The bedrooms are spacious, and there is no carpet in the home. The bathrooms have granite countertops and tub/shower combo units. It features a large privacy-fenced backyard with a covered patio for entertaining! It is not in a flood zone (x-shaded). All measurements are m/l. Actual address is 822A Shady Lane

20. 2020-06-18
    listed $154,000 558-char remark

    Show marketing remark (558 chars)

    Don't miss this charming 3 bedroom 2 bathroom house with an open floor plan nestled in a quiet area of Westlake yet close to shopping and restuarants. This home has a beautiful kitchen with an abundance of painted cabinets and granite countertops. The bedrooms are spacious, and there is no carpet in the home. The bathrooms have granite countertops and tub/shower combo units. It features a large privacy-fenced backyard with a covered patio for entertaining! It is not in a flood zone (x-shaded). All measurements are m/l. Actual address is 822A Shady Lane

21. 2017-11-17
    soldstatus
22. 2017-11-17
    soldstatus $163,500
23. 2017-08-11
    listed $160,000
24. 2015-10-30
    soldstatus
25. 2015-09-16
    listed $139,900
26. 2013-08-15
    soldstatus $127,500
27. 2000-05-24
    soldstatus $64,000

ⓘ 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: $1,266 · $105/mo
• Projected year-2 tax: $1,266 · $105/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 5/10 Major FEMA zone X (shaded) · 24% 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: $25,354
• − Mortgage interest: −$2,941
• − Property taxes: −$1,266
• − Insurance: −$262
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$1,527
• Taxable income: $15,301
• Est. tax owed @ 24.0%: −$3,672
• After-tax cash flow: $11,525/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

-18.0% since first listed

11 events — show timeline

• 2025-12-10 Price Changed $52,500 SWLAR
• 2024-12-31 Listed $69,920 SWLAR
• 2020-08-05 Sold (MLS) — SWLAR
• 2020-06-18 Listed $154,000 SWLAR
• 2017-11-17 Sold (Public Records) $163,500 Public Records
• 2017-11-17 Sold (MLS) — SWLAR
• 2017-08-11 Listed $160,000 SWLAR
• 2015-10-30 Sold (MLS) — SWLAR
• 2015-09-16 Listed $139,900 SWLAR
• 2013-08-15 Sold (Public Records) $127,500 Public Records
• 2000-05-24 Sold (Public Records) $64,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,266 · +3.2% YoY. Source: county tax records.