2921 Travis St · Westlake, LA 70669

$174,250

3 bd · 2.0 ba · 1,451 sqft · SingleFamily · 5 Days on market

Built 1982 0.33 ac lot Est $186k · 6% under

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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 +29.4/30.0
• ARV discount +10.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• 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

The whole package. .. This 3bdr/2ba home is in excellent condition, has a fenced in yard, has been completely remodeled amd lies in flood zone X where flood insurance is typically not required. With a centrally located, extra large living/dining room and nice sized bedrooms, neutral tones throughout, beautiful countertops, no carpet, bead board walls in the bathroom and lovely, updated fixtures. This is a must see that won't last long. The 25x30 insulated shop is simply lagniappe, able to house vehicles, a boat, play toys or make a wonderful man's cave or she-shed. Sellers recently changed both interior and exterior central units last year. Schedule your showing today before this little gem goes under contract!

Key facts

• Attached garage
• Ample garage space
• 50-amp rv hookups

Tags

• ATTACHED GARAGE
• DETACHED GARAGE
• 50-AMP RV HOOKUPS
• AMPLE GARAGE SPACE
• RV-FRIENDLY FEATURES

Property features AI

Finance

• HOA & community: No common interest; Community features include a park

Exterior

• Parking: Two total parking spaces; Attached garage (1-car) with garage door opener; Open parking (2 spaces); Driveway; Concrete parking; Garage faces front; RV access/parking (12 x 30); Second garage and workshop on the property
• Security: Security system
• Utilities: Public water; Aerobic septic system; Electricity connected (220 volts in laundry); Sewer connected; Cable connected; Water connected
• Home design: Single-family residence; One-story; Faces east; No common walls
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built as a house
• Exterior features: Covered patio; Patio; Chain link and wire fencing (fenced yard); Back yard; Rectangular lot; City street frontage; Park in community

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Water heater
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Updated/remodeled interior; Ceiling fan(s); Security system; Satellite dish
• Laundry & utility: Washer and dryer included; Laundry located inside in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Cap rate 10.5% 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+, 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,250

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.17%
• DSCR: 1.67
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $185,728
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2917 Travis St	0.02mi	4/2.0 (+1)	1,600 (+10%)	12mo	$178,500	$112	67
2511 German	0.68mi	3/2.0	1,440 (-1%)	2mo	$219,900	$153	65
2695 Dude Rd	0.48mi	3/2.0	1,568 (+8%)	3mo	$179,000	$114	62
612 W Wayside Dr W	0.21mi	4/2.0 (+1)	1,661 (+14%)	15mo	$200,000	$120	49
3010 Carlock Rd	0.62mi	3/2.0	1,245 (-14%)	2mo	$192,000	$154	45
432 Dalton Rd	0.63mi	3/2.0	1,248 (-14%)	12mo	$160,000	$128	37

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: 5.8%
• Equity multiple: 1.22×
• Total profit: $10,974
• Equity at exit: $25,981

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $59,863
• Equity at exit: $15,066

Cash invested: $48,790 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,104 medium
• Mortgage (P&I): −$914
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $617

Break-even live

Break-even rent $1,323

Max offer price $174,250

Occupancy floor 66%

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: $43,562
• Closing costs: $5,228
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 Westwood Rd Westlake, LA	1.0–2.0	1.0–2.0	1003	$2,336	$2.33	13d	13	0.29mi
3855 River Rd Westlake, LA	3.0	2.0	1585	$2,300	$1.45	21d	1	1.41mi

Listing history 5 events

1. 2026-06-16
   status $174,250 Pending 5 DOM
2. 2026-06-15
   days on market $174,250 Active 5 DOM
3. 2026-06-14
   days on market $174,250 Active 3 DOM
4. 2026-06-13
   remarks 687-char remark
5. 2026-06-13
   listed $174,250 Active 2 DOM

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $958 · $80/mo
• Expected delta: +$253/yr (+$21/mo · 35.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $25,243
• − Mortgage interest: −$9,761
• − Property taxes: −$705
• − Insurance: −$871
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$5,069
• Taxable income: $4,798
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $6,249/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

• 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

+190.4% since first listed

6 events — show timeline

• 2026-06-10 Listed $174,250 SWLAR
• 2018-02-20 Sold (Public Records) $164,000 Public Records
• 2018-02-20 Sold (MLS) — SWLAR
• 2018-01-17 Listed $169,500 SWLAR
• 2015-06-11 Sold (Public Records) $138,000 Public Records
• 1994-05-31 Sold (Public Records) $60,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $705 · +3.6% YoY. Source: county tax records.