1700 Myrtle St · Westlake, LA 70669

$219,900

4 bd · 2.0 ba · 1,566 sqft · SingleFamily · 39 Days on market

Built 1997 8,712 sqft lot Est $182k · 21% over

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Why this score? — see what drove the D 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 +20.0/30.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated and full of charm, this 4-bedroom, 2-bath brick home sits on a large corner lot in Westlake and offers both style and functionality. From the moment you arrive, you’ll notice the fresh exterior, inviting entry, and spacious yard that gives this home great curb appeal. Inside, the home features a modern open split floor plan with new vinyl plank flooring throughout and a bright, neutral color palette. The spacious living room with a wood-burning fireplace creates a warm and welcoming focal point, perfect for relaxing or entertaining. The kitchen has been completely refreshed and showcases a large center island, quartz countertops, updated cabinetry, and new applianc

Key facts

• Quartz countertops
• Large center island
• Large corner lot

Tags

• LARGE CORNER LOT
• MODERN OPEN SPLIT FLOOR PLAN
• NEW VINYL PLANK FLOORING
• WOOD BURNING FIREPLACE
• LARGE CENTER ISLAND
• QUARTZ COUNTERTOPS

Property features AI

Exterior

• Parking: 2 total parking spaces; Attached carport; Carport with 2 carport spaces; Open parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; Single-story; Updated / remodeled; No shared/common walls; Residential zoning
• Construction: Brick veneer and vinyl siding exterior; Shingle roof; Slab foundation; Built as a house (original structure type)
• Exterior features: Front porch; Rear porch; Shed(s); City lot; Rectangular lot

Interior

• Kitchen: Dishwasher; Oven; Range; Water heater
• Bedrooms: 4 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s) for additional cooling
• Interior features: Ceiling fans; Kitchen island; Open floorplan; Wood-burning fireplace
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (6.8% below list).
• Recommended offer: $205k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 6.4% in Westlake — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $2k of loan paydown is wiped out by about $7k 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 39 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $123k; list at $220k implies a 79% gain — meaningful room to come down on a strong offer.

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 $204,876 (6.8% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $181,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Linda Dr	0.25mi	3/2.0 (-1)	1,570 (+0%)	8mo	$159,000	$101	76
1913 Sikes Ave	0.16mi	3/2.0 (-1)	1,662 (+6%)	2mo	$255,000	$153	76
2104 Linda Dr	0.32mi	3/1.0 (-1)	1,590 (+2%)	10mo	$159,500	$100	65
1921 Anderson Ave	0.16mi	3/1.5 (-1)	1,375 (-12%)	3mo	$152,000	$111	63
1513 Guillory St	0.19mi	3/2.0 (-1)	1,368 (-13%)	6mo	$178,000	$130	60
1909 Linda Dr	0.26mi	3/2.5 (-1)	1,737 (+11%)	10mo	$150,000	$86	54
2131 Linda Dr	0.45mi	3/2.0 (-1)	1,750 (+12%)	2mo	$210,000	$120	53
920 Live Oak St	0.66mi	3/2.0 (-1)	1,500 (-4%)	13mo	$208,000	$139	46
2215 Walker Dr Dr	0.59mi	3/2.0 (-1)	1,722 (+10%)	6mo	$200,000	$116	46
923 Live Oak St	0.63mi	3/2.0 (-1)	1,496 (-4%)	21mo	$185,000	$124	41
2136 Myrtle Springs Rd	0.56mi	3/2.0 (-1)	1,415 (-10%)	16mo	$162,000	$114	39
2204 Ellis Dr	0.57mi	4/1.5	1,386 (-12%)	19mo	$147,000	$106	36

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-18,584
• Equity at exit: $32,788

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $5,567
• Equity at exit: $19,013

Cash invested: $61,572 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,049 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $269

Break-even live

Break-even rent $1,708

Max offer price $219,900

Occupancy floor 82%

Sensitivity live

Price	-10% $393	-5% $331	+0% $269	+5% $207	+10% $144
Rent	-10% $107	-5% $188	+0% $269	+5% $350	+10% $431
Rate	-1.0pp $380	-0.5pp $325	base $269	+0.5pp $212	+1.0pp $154

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Wehrt St Westlake, LA	4.0	2.0	1819	$4,250	$2.34	44d	1	0.78mi
1607 Matilda St Westlake, LA	4.0	2.5	2120	$4,300	$2.03	44d	1	0.85mi

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-27
   price $219,900
3. 2026-03-23
   listed $224,900 Active
4. 2005-11-07
   soldstatus $123,000

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $1,258 · $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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $24,585
• − Mortgage interest: −$12,318
• − Property taxes: −$1,258
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$6,397
• Taxable loss: −$421
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $3,327/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

+78.8% since first listed

4 events — show timeline

• 2026-05-01 Pending — SWLAR
• 2026-04-27 Price Changed $219,900 SWLAR
• 2026-03-23 Listed $224,900 SWLAR
• 2005-11-07 Sold (Public Records) $123,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,258 · +3.2% YoY. Source: county tax records.