2426 Gulfway Blvd · Westlake, LA 70669

$124,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 94 Days on market

Built 2022 Fair condition 10,200 ac lot $97/sqft · 70% above area ↓ 7% since listing

---

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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or investment properties. All four mobile homes listed separately or can be purchased together to add inventory to your portfolio. 2022 mobile homes moved directly from the dealership to this property. Set up with new sewer systems, culverts and hard surface driveways. The storage building also remains with the property. Located within 5 minutes of the nationally recognized golf course and public park that includes a water park, covered pavillions for parties and picnics, basketball courts and baseball/softball fields. Close to shopping and restaurants in the heart of Westlake. Located in Flood zone X per CPPJ.net

Key facts

• Water park
• Covered pavillions
• Storage building

Tags

• NEW SEWER SYSTEMS
• HARD SURFACE DRIVEWAYS
• STORAGE BUILDING
• PUBLIC PARK
• WATER PARK
• COVERED PAVILLIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $113k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 6.3% 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+, health & safety 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.
• Zoned schools: Westwood Elementary School (411 students, 62% FRL); S. P. Arnett Middle School (math 25% / reading 51%, grade F, #73 of 218 statewide, top 34%, 370 students, 55% FRL); Westlake High School (math 37% / reading 42%, grade F, #80 of 265 statewide, top 32%, 529 students, 44% FRL) — zoned schools at 53% FRL track the district average.
• 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 $857 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($113k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,840 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.69% ✓
• Cap rate: 14.04%
• Cash-on-cash: 27.65%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (median comp): $72,731
• List price: $124,000
• Delta: 70.49%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.7%
• Equity multiple: 1.89×
• Total profit: $30,898
• Equity at exit: $18,489

10-year hold

• IRR: 29.8%
• Equity multiple: 3.67×
• Total profit: $92,654
• Equity at exit: $10,721

Cash invested: $34,720 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,860/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $800

Break-even live

Break-even rent $1,085

Max offer price $124,000

Occupancy floor 57%

Sensitivity live

Price	-10% $886	-5% $843	+0% $800	+5% $757	+10% $714
Rent	-10% $634	-5% $717	+0% $800	+5% $883	+10% $966
Rate	-1.0pp $863	-0.5pp $832	base $800	+0.5pp $768	+1.0pp $735

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: $31,000
• Closing costs: $3,720
• 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	23d	1	1.15mi
2900 Westwood Rd Westlake, LA	1.0–2.0	1.0–2.0	1003	$2,336	$2.33	15d	13	1.37mi

Listing history 19 events

1. 2026-06-21
   days on market $124,000 Active 94 DOM
2. 2026-06-19
   days on market $124,000 Active 92 DOM
3. 2026-06-18
   days on market $124,000 Active 91 DOM
4. 2026-06-17
   days on market $124,000 Active 90 DOM
5. 2026-06-16
   days on market $124,000 Active 89 DOM
6. 2026-06-15
   days on market $124,000 Active 88 DOM
7. 2026-06-14
   days on market $124,000 Active 86 DOM
8. 2026-06-13
   days on market $124,000 Active 85 DOM
9. 2026-06-10
   days on market $124,000 Active 83 DOM
10. 2026-06-09
    pricedays on market $124,000 Active 82 DOM
11. 2026-06-08
    days on market $127,500 Active 81 DOM
12. 2026-06-07
    days on market $127,500 Active 80 DOM
13. 2026-06-05
    days on market $127,500 Active 77 DOM
14. 2026-06-02
    days on market $127,500 Active 75 DOM
15. 2026-06-01
    days on market $127,500 Active 74 DOM
16. 2026-05-31
    days on market $127,500 Active 73 DOM
17. 2026-05-30
    days on market $127,500 Active 72 DOM
18. 2026-04-14
    price $129,900 640-char remark

    Show marketing remark (640 chars)

    Great starter home or investment properties. All four mobile homes listed separately or can be purchased together to add inventory to your portfolio. 2022 mobile homes moved directly from the dealership to this property. Set up with new sewer systems, culverts and hard surface driveways. The storage building also remains with the property. Located within 5 minutes of the nationally recognized golf course and public park that includes a water park, covered pavillions for parties and picnics, basketball courts and baseball/softball fields. Close to shopping and restaurants in the heart of Westlake. Located in Flood zone X per CPPJ.net

19. 2026-03-19
    listed $140,000 Active 640-char remark

    Show marketing remark (640 chars)

    Great starter home or investment properties. All four mobile homes listed separately or can be purchased together to add inventory to your portfolio. 2022 mobile homes moved directly from the dealership to this property. Set up with new sewer systems, culverts and hard surface driveways. The storage building also remains with the property. Located within 5 minutes of the nationally recognized golf course and public park that includes a water park, covered pavillions for parties and picnics, basketball courts and baseball/softball fields. Close to shopping and restaurants in the heart of Westlake. Located in Flood zone X per CPPJ.net

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 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: $25,170
• − Mortgage interest: −$6,946
• − Property taxes: −$1,860
• − Insurance: −$620
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$3,607
• Taxable income: $8,110
• Est. tax owed @ 24.0%: −$1,946
• After-tax cash flow: $7,655/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Painting the exterior and cleaning the interior walls would significantly enhance its curb appeal and resale value.

Repairs flagged

• Minor exterior siding — Some discoloration
• Minor interior walls — Scuff marks
• Minor interior walls — Scuff marks
• Minor interior walls — Scuff marks
• Minor interior walls — Scuff marks

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Resale Deep clean interior walls — Improves appearance
• Both Declutter interior spaces — Enhances functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Some discoloration	Minor	$500–3,000
interior walls · Scuff marks	Minor	$500–3,000
interior walls · Scuff marks	Minor	$500–3,000
interior walls · Scuff marks	Minor	$500–3,000
interior walls · Scuff marks	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Resale Deep clean interior walls — Improves appearance ↑
• Both Declutter interior spaces — Enhances functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-7.2% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $129,900 SWLAR
• 2026-03-19 Listed $140,000 SWLAR