311 Wayside Dr · Westlake, LA 70669

$165,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 155 Days on market

Built 1959 0.32 ac lot $110/sqft · 17% below area Est $199k · 17% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located near restaurants, shopping, schools and the golf course. Home features 3 bedrooms, 2 bath, newer roof, windows, hot water heater, and electric fireplace, large covered patio and fenced yard. Flood Zone X which means no flood insurance required. Home should qualify for 100% rural development financing. All measurements are more or less.

Key facts

• Fenced yard
• Newer roof
• Hot water heater

Tags

• NEWER ROOF
• NEWER WINDOWS
• HOT WATER HEATER
• ELECTRIC FIREPLACE
• LARGE COVERED PATIO
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: 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 40% 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.40% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.54%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

• ARV (median comp): $198,895
• List price: $165,000
• Delta: -17.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2695 Dude Rd	0.37mi	3/2.0	1,568 (+4%)	3mo	$179,000	$114	73
2511 German	0.53mi	3/2.0	1,440 (-4%)	2mo	$219,900	$153	67
2917 Travis St	0.17mi	4/2.0 (+1)	1,600 (+7%)	12mo	$178,500	$112	66
219 Hudson Dr	0.07mi	3/2.0	1,717 (+14%)	11mo	$259,500	$151	64
612 W Wayside Dr W	0.17mi	4/2.0 (+1)	1,661 (+11%)	15mo	$200,000	$120	57
2520 Wilda St	0.68mi	3/2.0	1,417 (-6%)	12mo	$158,900	$112	49

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: 14.1%
• Equity multiple: 1.56×
• Total profit: $26,029
• Equity at exit: $24,602

10-year hold

• IRR: 22.9%
• Equity multiple: 2.96×
• Total profit: $90,464
• Equity at exit: $14,266

Cash invested: $46,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,312 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $829

Break-even live

Break-even rent $1,263

Max offer price $165,000

Occupancy floor 59%

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: $41,250
• Closing costs: $4,950
• 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	0.35mi
1607 Matilda St Westlake, LA	4.0	2.5	2120	$4,300	$2.03	43d	1	1.42mi

Listing history 24 events

1. 2026-06-19
   days on market $165,000 Active 155 DOM
2. 2026-06-18
   days on market $165,000 Active 154 DOM
3. 2026-06-17
   price $165,000 Active 153 DOM
4. 2026-06-17
   days on market $170,000 Active 153 DOM
5. 2026-06-16
   days on market $170,000 Active 152 DOM
6. 2026-06-15
   days on market $170,000 Active 151 DOM
7. 2026-06-14
   days on market $170,000 Active 149 DOM
8. 2026-06-13
   days on market $170,000 Active 148 DOM
9. 2026-06-10
   days on market $170,000 Active 146 DOM
10. 2026-06-09
    days on market $170,000 Active 145 DOM
11. 2026-06-08
    days on market $170,000 Active 144 DOM
12. 2026-06-07
    days on market $170,000 Active 143 DOM
13. 2026-06-05
    days on market $170,000 Active 140 DOM
14. 2026-06-02
    days on market $170,000 Active 138 DOM
15. 2026-06-01
    days on market $170,000 Active 137 DOM
16. 2026-05-31
    days on market $170,000 Active 136 DOM
17. 2026-05-30
    days on market $170,000 Active 135 DOM
18. 2026-03-15
    price $170,000 358-char remark

    Show marketing remark (358 chars)

    Conveniently located near restaurants, shopping, schools and the golf course. Home features 3 bedrooms, 2 bath, newer roof, windows, hot water heater, and electric fireplace, large covered patio and fenced yard. Flood Zone X which means no flood insurance required. Home should qualify for 100% rural development financing. All measurements are more or less.

19. 2026-01-29
    price $175,000 358-char remark

    Show marketing remark (358 chars)

    Conveniently located near restaurants, shopping, schools and the golf course. Home features 3 bedrooms, 2 bath, newer roof, windows, hot water heater, and electric fireplace, large covered patio and fenced yard. Flood Zone X which means no flood insurance required. Home should qualify for 100% rural development financing. All measurements are more or less.

20. 2026-01-15
    listed $180,000 Active 358-char remark

    Show marketing remark (358 chars)

    Conveniently located near restaurants, shopping, schools and the golf course. Home features 3 bedrooms, 2 bath, newer roof, windows, hot water heater, and electric fireplace, large covered patio and fenced yard. Flood Zone X which means no flood insurance required. Home should qualify for 100% rural development financing. All measurements are more or less.

21. 2019-12-06
    soldstatus 470-char remark

    Show marketing remark (470 chars)

    Spacious home in rural Westlake located near golf course. Home offers a newly renovated kitchen, granite countertops, a wine fridge, new laminate floors, fresh paint, 2 remodeled bathrooms and a sunroom overlooking the fenced backyard. Just enough updates to be move-in ready AND with a little more tlc, this home will be exceptional! Located in flood zone X--- no flood insurance required! This home may qualify for rural development. All measurements are more or less.

22. 2019-12-06
    soldstatus $170,000

    Show marketing remark (470 chars)

    Spacious home in rural Westlake located near golf course. Home offers a newly renovated kitchen, granite countertops, a wine fridge, new laminate floors, fresh paint, 2 remodeled bathrooms and a sunroom overlooking the fenced backyard. Just enough updates to be move-in ready AND with a little more tlc, this home will be exceptional! Located in flood zone X--- no flood insurance required! This home may qualify for rural development. All measurements are more or less.

23. 2019-07-02
    listed $170,000 470-char remark

    Show marketing remark (470 chars)

    Spacious home in rural Westlake located near golf course. Home offers a newly renovated kitchen, granite countertops, a wine fridge, new laminate floors, fresh paint, 2 remodeled bathrooms and a sunroom overlooking the fenced backyard. Just enough updates to be move-in ready AND with a little more tlc, this home will be exceptional! Located in flood zone X--- no flood insurance required! This home may qualify for rural development. All measurements are more or less.

24. 2006-01-23
    soldstatus $80,000

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$147/yr (+$12/mo · 19.3%)

ⓘ 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: $27,748
• − Mortgage interest: −$9,243
• − Property taxes: −$761
• − Insurance: −$825
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$4,800
• Taxable income: $7,680
• Est. tax owed @ 24.0%: −$1,843
• After-tax cash flow: $8,109/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

+112.5% since first listed

7 events — show timeline

• 2026-03-15 Price Changed $170,000 SWLAR
• 2026-01-29 Price Changed $175,000 SWLAR
• 2026-01-15 Listed $180,000 SWLAR
• 2019-12-06 Sold (Public Records) $170,000 Public Records
• 2019-12-06 Sold (MLS) — SWLAR
• 2019-07-02 Listed $170,000 SWLAR
• 2006-01-23 Sold (Public Records) $80,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $761 · +3.6% YoY. Source: county tax records.