2205 Carlin Dr · Westlake, LA 70669

$119,900

2 bd · 1.5 ba · 800 sqft · SingleFamily · 91 Days on market

Built 1975 0.45 ac lot $150/sqft · at area comps Est $117k · at est.

---

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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +6.3/10.0
• ARV discount +6.2/15.0
• 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 or starter home for first time buyers. This 2 Bedroom 1.5 bath home is located on a large 107x182 lot. Home has been remodeled. New paints, flooring, fixtures, etc. Seller will install a 20x25 carport or pay all closing with acceptable offer. Home located in flood zone X, so no flood insurance required. Seller reserves closing title company. Agent/Owner.

Key facts

• Large lot
• Remodeled home
• 0.45 acre lot

Tags

• LARGE LOT
• REMODELED HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.13% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.10%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (median comp): $116,570
• List price: $119,900
• Delta: 2.86%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,089
• Equity at exit: $17,877

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $29,422
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $338

Break-even live

Break-even rent $928

Max offer price $119,900

Occupancy floor 70%

Sensitivity live

Price	-10% $406	-5% $372	+0% $338	+5% $305	+10% $271
Rent	-10% $231	-5% $285	+0% $338	+5% $392	+10% $446
Rate	-1.0pp $399	-0.5pp $369	base $338	+0.5pp $307	+1.0pp $276

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Wilder St Unit 4 Westlake, LA	1.0	1.0	600	$750	$1.25	45d	1	0.50mi
2900 Westwood Rd Westlake, LA	1.0–2.0	1.0–2.0	1003	$2,336	$2.33	14d	13	1.16mi

Listing history 28 events

1. 2026-06-21
   days on market $119,900 Active 91 DOM
2. 2026-06-19
   days on market $119,900 Active 89 DOM
3. 2026-06-18
   days on market $119,900 Active 88 DOM
4. 2026-06-17
   days on market $119,900 Active 87 DOM
5. 2026-06-16
   days on market $119,900 Active 86 DOM
6. 2026-06-15
   days on market $119,900 Active 85 DOM
7. 2026-06-14
   days on market $119,900 Active 83 DOM
8. 2026-06-13
   days on market $119,900 Active 82 DOM
9. 2026-06-10
   days on market $119,900 Active 80 DOM
10. 2026-06-09
    pricedays on market $119,900 Active 79 DOM
11. 2026-06-08
    days on market $124,900 Active 78 DOM
12. 2026-06-07
    days on market $124,900 Active 77 DOM
13. 2026-06-05
    days on market $124,900 Active 74 DOM
14. 2026-06-02
    days on market $124,900 Active 72 DOM
15. 2026-06-01
    days on market $124,900 Active 71 DOM
16. 2026-05-31
    days on market $124,900 Active 70 DOM
17. 2026-05-30
    days on market $124,900 Active 69 DOM
18. 2026-04-25
    price $124,900 382-char remark

    Show marketing remark (382 chars)

    Great investment property or starter home for first time buyers. This 2 Bedroom 1.5 bath home is located on a large 107x182 lot. Home has been remodeled. New paints, flooring, fixtures, etc. Seller will install a 20x25 carport or pay all closing with acceptable offer. Home located in flood zone X, so no flood insurance required. Seller reserves closing title company. Agent/Owner.

19. 2026-03-22
    listed $129,900 Active 382-char remark

    Show marketing remark (382 chars)

    Great investment property or starter home for first time buyers. This 2 Bedroom 1.5 bath home is located on a large 107x182 lot. Home has been remodeled. New paints, flooring, fixtures, etc. Seller will install a 20x25 carport or pay all closing with acceptable offer. Home located in flood zone X, so no flood insurance required. Seller reserves closing title company. Agent/Owner.

20. 2025-09-23
    soldstatus Closed 188-char remark

    Show marketing remark (188 chars)

    This charming small house offers endless possibilities and is on . 44 acres of land within the city limits of West. It features 2-bedroom, 1.5-bath floor plan. Schedule your showing today!

21. 2025-08-27
    status Pending 188-char remark

    Show marketing remark (188 chars)

    This charming small house offers endless possibilities and is on . 44 acres of land within the city limits of West. It features 2-bedroom, 1.5-bath floor plan. Schedule your showing today!

22. 2025-08-21
    price $44,700 188-char remark

    Show marketing remark (188 chars)

    This charming small house offers endless possibilities and is on . 44 acres of land within the city limits of West. It features 2-bedroom, 1.5-bath floor plan. Schedule your showing today!

23. 2025-08-16
    price $47,000 188-char remark

    Show marketing remark (188 chars)

    This charming small house offers endless possibilities and is on . 44 acres of land within the city limits of West. It features 2-bedroom, 1.5-bath floor plan. Schedule your showing today!

24. 2024-11-27
    listed $49,700 Active 188-char remark

    Show marketing remark (188 chars)

    This charming small house offers endless possibilities and is on . 44 acres of land within the city limits of West. It features 2-bedroom, 1.5-bath floor plan. Schedule your showing today!

25. 2018-12-19
    soldstatus $105,000
26. 2016-08-23
    soldstatus
27. 2016-08-23
    soldstatus $100,000
28. 2016-06-16
    listed $102,000

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: +$3/yr ($0/mo · 0.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $16,281
• − Mortgage interest: −$6,716
• − Property taxes: −$656
• − Insurance: −$600
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$3,488
• Taxable income: $2,216
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $3,530/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

+22.5% since first listed

11 events — show timeline

• 2026-04-25 Price Changed $124,900 SWLAR
• 2026-03-22 Listed $129,900 SWLAR
• 2025-09-23 Sold (MLS) — SWLAR
• 2025-08-27 Pending — SWLAR
• 2025-08-21 Price Changed $44,700 SWLAR
• 2025-08-16 Price Changed $47,000 SWLAR
• 2024-11-27 Listed $49,700 SWLAR
• 2018-12-19 Sold (Public Records) $105,000 Public Records
• 2016-08-23 Sold (Public Records) $100,000 Public Records
• 2016-08-23 Sold (MLS) — SWLAR
• 2016-06-16 Listed $102,000 SWLAR

Property tax history

+7.4%/yr

Latest (2025): $656 · +3.2% YoY. Source: county tax records.