822 Garden Dr · Westlake, LA 70699

$95,000

4 bd · 2.0 ba · 1,554 sqft · SingleFamily · 11 Days on market

Built 1980 1.56 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTOR SPECIAL- This home is loaded with potential. The home needs repairs and could be kept or resold. It comes with a beautiful large lot. New roof installed after the hurricanes.

Key facts

• Large lot
• New roof
• 1.56 acre lot

Tags

• LARGE LOT
• NEW ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable available; Water connected; Sewer connected
• Home design: Single-family house; One story
• Exterior features: Back yard; City lot; Rectangular lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window air conditioning units; Has heating
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $95k).
• Cap rate 40.8% 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+, 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: 3 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).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $27k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

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 $95,000

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. 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?
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: 4.50% ✓
• Cap rate: 40.77%
• Cash-on-cash: 123.14%
• DSCR: 6.48
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $192,696
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 Live Oak St	0.28mi	3/2.0 (-1)	1,500 (-4%)	13mo	$208,000	$139	65
923 Live Oak St	0.31mi	3/2.0 (-1)	1,496 (-4%)	21mo	$185,000	$124	57
804 Wehrt St	0.67mi	4/2.0	1,604 (+3%)	11mo	$195,000	$122	54
1301 Matilda St St	0.74mi	3/2.0 (-1)	1,516 (-2%)	6mo	$80,000	$53	51
1404 Rue Des Chene	0.61mi	3/2.0 (-1)	1,685 (+8%)	10mo	$223,500	$133	44
1521 Matilda St	0.59mi	3/2.0 (-1)	1,352 (-13%)	3mo	$200,000	$148	44
2230 Gus St	0.37mi	3/1.0 (-1)	1,422 (-8%)	19mo	$80,000	$56	44
2520 Wilda St	0.62mi	3/2.0 (-1)	1,417 (-9%)	12mo	$158,900	$112	41
215 River Oaks Dr	0.65mi	3/2.0 (-1)	1,470 (-5%)	19mo	$223,000	$152	40
224 Dewitt St	0.67mi	4/1.0	1,617 (+4%)	23mo	$145,000	$90	39

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: —
• Equity multiple: 7.97×
• Total profit: $185,349
• Equity at exit: $42,716

10-year hold

• IRR: —
• Equity multiple: 16.65×
• Total profit: $416,285
• Equity at exit: $65,831

Cash invested: $26,600 (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 70699

• Active inventory: 3
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $4,278 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$112 /mo · $1,343/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$898
• Net cashflow: $2,730

Break-even live

Break-even rent $822

Max offer price $95,000

Occupancy floor 31%

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: $23,750
• Closing costs: $2,850
• 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	43d	1	0.50mi
909 Wehrt St Westlake, LA	4.0	2.0	1819	$4,250	$2.34	43d	1	0.72mi

Listing history 10 events

1. 2026-06-19
   days on market $95,000 Active 11 DOM
2. 2026-06-18
   days on market $95,000 Active 10 DOM
3. 2026-06-17
   days on market $95,000 Active 9 DOM
4. 2026-06-16
   days on market $95,000 Active 8 DOM
5. 2026-06-15
   days on market $95,000 Active 7 DOM
6. 2026-06-14
   days on market $95,000 Active 5 DOM
7. 2026-06-13
   days on market $95,000 Active 4 DOM
8. 2026-06-10
   days on market $95,000 Active 2 DOM
9. 2026-06-09
   remarks 184-char remark
10. 2026-06-09
    listed $95,000 Active 1 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: $1,343 · $112/mo
• Projected year-2 tax: $1,343 · $112/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 4/10 Moderate FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $51,330
• − Mortgage interest: −$5,321
• − Property taxes: −$1,343
• − Insurance: −$475
• − Repairs & maintenance: −$4,106
• − Management: −$4,106
• − Depreciation: −$2,764
• Taxable income: $33,214
• Est. tax owed @ 24.0%: −$7,971
• After-tax cash flow: $24,783/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-08 Listed $95,000 SWLAR

Property tax history

+5.6%/yr

Latest (2025): $1,343 · +3.2% YoY. Source: county tax records.