325 Noma Ln · Westlake, LA 70669

$199,900

3 bd · 2.5 ba · 2,211 sqft · SingleFamily · 26 Days on market

Built 1965 0.80 ac lot Est $256k · 22% under

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• 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

Remodeled 3-bed, 2.5-bath home on a generous 0.8-acre lot in a quiet neighborhood on a dead-end street. Home features two inviting living spaces and a huge bonus room, ideal for a 4th bedroom, playroom, or flex space. Enjoy a screened-in sunroom, outdoor patio, and a large fenced backyard perfect for entertaining or outdoor living. Inside, you’ll find abundant storage, a walk-in master closet, and a convenient double carport. Located in Flood Zone X, meaning no flood insurance required. A rare combination of space, updates, privacy, and functionality. Schedule a private showing soon. Owner/Agents

Key facts

• Two living spaces
• Huge bonus room
• Generous lot

Tags

• GENEROUS LOT
• TWO LIVING SPACES
• HUGE BONUS ROOM
• SCREENED-IN SUNROOM
• OUTDOOR PATIO
• LARGE FENCED BACKYARD

Property features AI

Exterior

• Utilities: Public water; Aerobic septic; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; Single-story
• Exterior features: Front yard; Back yard; Landscaped lot; Lot dimensions approximately 186 x 179 x 210 x 171; Approximately 0.8 acres

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $287 ($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 $190k (5.2% below list).
• Recommended offer: $190k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 33% 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 $6k 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 26 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $87k; list at $200k implies a 130% 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 $189,561 (5.2% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $256,476
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 Fred Lutz Rd	0.30mi	3/2.0	2,205 (-0%)	4mo	$255,000	$116	80
130 Ruth St	0.29mi	3/2.0	1,938 (-12%)	8mo	$127,000	$66	57
2931 Hudson Dr	0.56mi	4/— (+1)	1,978 (-10%)	12mo	$224,900	$114	41
2989 Davis Rd	0.72mi	3/2.0	1,896 (-14%)	12mo	$360,000	$190	31

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-14,217
• Equity at exit: $29,806

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $10,813
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $287

Break-even live

Break-even rent $1,533

Max offer price $199,900

Occupancy floor 80%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Matilda St Westlake, LA	4.0	2.5	2120	$4,300	$2.03	44d	1	1.08mi
909 Wehrt St Westlake, LA	4.0	2.0	1819	$4,250	$2.34	44d	1	1.32mi

Listing history 18 events

1. 2026-06-17
   status $199,900 Pending 26 DOM
2. 2026-06-17
   days on market $199,900 Active 26 DOM
3. 2026-06-16
   days on market $199,900 Active 25 DOM
4. 2026-06-15
   days on market $199,900 Active 24 DOM
5. 2026-06-14
   days on market $199,900 Active 22 DOM
6. 2026-06-13
   days on market $199,900 Active 21 DOM
7. 2026-06-10
   days on market $199,900 Active 19 DOM
8. 2026-06-09
   days on market $199,900 Active 18 DOM
9. 2026-06-08
   days on market $199,900 Active 17 DOM
10. 2026-06-07
    days on market $199,900 Active 16 DOM
11. 2026-06-05
    days on market $199,900 Active 13 DOM
12. 2026-06-02
    days on market $199,900 Active 11 DOM
13. 2026-06-01
    days on market $199,900 Active 10 DOM
14. 2026-05-31
    days on market $199,900 Active 9 DOM
15. 2026-05-30
    days on market $199,900 Active 8 DOM
16. 2026-05-22
    listed $199,900 Active
17. 2026-02-20
    soldstatus $87,000
18. 2002-02-06
    soldstatus $83,500

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $1,099 · $92/mo
• Expected delta: +$147/yr (+$12/mo · 15.4%)

ⓘ 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 ≥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: $22,747
• − Mortgage interest: −$11,198
• − Property taxes: −$952
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$5,815
• Taxable income: $143
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $3,405/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

+139.4% since first listed

3 events — show timeline

• 2026-05-22 Listed $199,900 SWLAR
• 2026-02-20 Sold (Public Records) $87,000 Public Records
• 2002-02-06 Sold (Public Records) $83,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $952 · +3.6% YoY. Source: county tax records.