1324 Beech St · Westlake, LA 70669

$259,900

4 bd · 2.5 ba · 2,280 sqft · SingleFamily · 15 Days on market

Built 1972 0.27 ac lot Est $237k · 10% 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 +14.6/30.0
• DSCR +4.5/10.0
• Livability +3.3/5.0
• ARV discount +3.2/15.0
• 1% rule +3.1/10.0
• 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

Spacious home in the heart of Westlake with endless potential! This large property offers plenty of room to make it your own. The open kitchen flows seamlessly into the living area, perfect for gatherings or entertaining. The oversized primary bedroom downstairs can easily be transformed into a luxurious retreat. Upstairs features three generous bedrooms, plus the possibility of adding another in the attic. Situated on a large lot, this home provides tons of storage and plenty of space both inside and out. With a little TLC, this gem could truly shine! Located in flood zone X where flood insurnace is not typically required.

Key facts

• Fully renovated
• Ideal layout
• Brand new cabinetry

Tags

• FULLY RENOVATED
• MODERN FINISHES
• THOUGHTFUL DESIGN
• IDEAL LAYOUT
• STUNNINGLY RENOVATED KITCHEN
• BRAND NEW CABINETRY

Property features AI

Exterior

• Parking: Attached garage (1 space); Open parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: House; Two stories
• Construction: Brick construction; Slab foundation
• Exterior features: Patio; Fenced (partial); Shed(s) / storage

Interior

• Kitchen: Dishwasher; Gas oven; Oven; Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Beamed ceilings; Kitchen island
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $64 ($767/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 $211k (18.9% below list).
• Recommended offer: $211k (18.9% below list) — sets the bar for 1% rule.

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 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 $2k of loan paydown is wiped out by about $8k 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 15 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,707 (18.9% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $237,120
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 E Krause St E	0.09mi	3/2.0 (-1)	2,156 (-5%)	1mo	$168,000	$78	79
404 E Krause St E	0.16mi	3/2.5 (-1)	2,001 (-12%)	1mo	$229,000	$114	66
414 E Krause E	0.10mi	4/3.0	2,577 (+13%)	7mo	$267,500	$104	66
1709 Matilda St	0.41mi	4/2.0	2,010 (-12%)	2mo	$240,000	$119	58
1317 E Holly Hill Cir E	0.14mi	3/2.0 (-1)	2,093 (-8%)	18mo	$187,500	$90	57
1415 Beech St	0.18mi	3/2.0 (-1)	1,992 (-13%)	14mo	$245,000	$123	52
2017 Clinton Dr Dr	0.50mi	5/2.5 (+1)	2,584 (+13%)	9mo	$229,000	$89	42
824 Shady Ln	0.52mi	4/2.0	1,989 (-13%)	22mo	$184,900	$93	34

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-38,130
• Equity at exit: $38,752

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-28,317
• Equity at exit: $22,471

Cash invested: $72,772 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,107 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $64

Break-even live

Break-even rent $2,026

Max offer price $259,900

Occupancy floor 92%

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: $64,975
• Closing costs: $7,797
• 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	43d	1	0.28mi
1607 Matilda St Westlake, LA	4.0	2.5	2120	$4,300	$2.03	43d	1	0.30mi

Listing history 7 events

1. 2026-04-27
   status Pending
2. 2026-04-19
   status Active
3. 2026-04-16
   status Pending
4. 2026-04-09
   listed $259,900 Active
5. 2025-11-14
   soldstatus Closed 631-char remark

   Show marketing remark (631 chars)

   Spacious home in the heart of Westlake with endless potential! This large property offers plenty of room to make it your own. The open kitchen flows seamlessly into the living area, perfect for gatherings or entertaining. The oversized primary bedroom downstairs can easily be transformed into a luxurious retreat. Upstairs features three generous bedrooms, plus the possibility of adding another in the attic. Situated on a large lot, this home provides tons of storage and plenty of space both inside and out. With a little TLC, this gem could truly shine! Located in flood zone X where flood insurnace is not typically required.

6. 2025-10-16
   status Pending 631-char remark

   Show marketing remark (631 chars)

   Spacious home in the heart of Westlake with endless potential! This large property offers plenty of room to make it your own. The open kitchen flows seamlessly into the living area, perfect for gatherings or entertaining. The oversized primary bedroom downstairs can easily be transformed into a luxurious retreat. Upstairs features three generous bedrooms, plus the possibility of adding another in the attic. Situated on a large lot, this home provides tons of storage and plenty of space both inside and out. With a little TLC, this gem could truly shine! Located in flood zone X where flood insurnace is not typically required.

7. 2025-10-14
   listed $99,900 Active 631-char remark

   Show marketing remark (631 chars)

   Spacious home in the heart of Westlake with endless potential! This large property offers plenty of room to make it your own. The open kitchen flows seamlessly into the living area, perfect for gatherings or entertaining. The oversized primary bedroom downstairs can easily be transformed into a luxurious retreat. Upstairs features three generous bedrooms, plus the possibility of adding another in the attic. Situated on a large lot, this home provides tons of storage and plenty of space both inside and out. With a little TLC, this gem could truly shine! Located in flood zone X where flood insurnace is not typically required.

ⓘ 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: $1,553 · $129/mo
• Projected year-2 tax: $1,553 · $129/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $25,285
• − Mortgage interest: −$14,558
• − Property taxes: −$1,553
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$7,561
• Taxable loss: −$3,732
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $1,663/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

+160.2% since first listed

7 events — show timeline

• 2026-04-27 Pending — SWLAR
• 2026-04-19 Relisted — SWLAR
• 2026-04-16 Pending — SWLAR
• 2026-04-09 Listed $259,900 SWLAR
• 2025-11-14 Sold (MLS) — SWLAR
• 2025-10-16 Pending — SWLAR
• 2025-10-14 Listed $99,900 SWLAR

Property tax history

+3.1%/yr

Latest (2025): $1,553 · +21.6% YoY. Source: county tax records.