822 Bee Tree St St · Westlake, LA 70669

$128,500

4 bd · 3.0 ba · 2,315 sqft · SingleFamily · 29 Days on market

Built 1952 0.66 ac lot Est $234k · 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This house can make a very nice place for a large family to live and grow. Fresh paint and new cabinetry appear throughout this spacious home. However, new plumbing has been roughed in to the bathroom and utility areas but left incomplete. Further inspection is advised but overall, the building itself seems sound. The large shed to the rear is in need of major roof and floor repair. The roof on the home itself is in good condition. This property is being offered "As Is", "Cash Only": "This property has been placed in an upcoming event. (6/20-6/23/2026) All bids should be submitted at www. xome.com/auctions (void where prohibited). Please submit any pre-auction offe

Key facts

• 0.66 acre lot
• 2 garage spots
• Built 1952

Property features AI

Finance

• HOA & community: No common-interest (no HOA)

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Sewer and water connected
• Home design: Single-family house; One-story
• Construction: Block, combination, and slab foundation
• Exterior features: City lot; Lot approximately 180 x 160 feet (0.66 acres); Subdivision: Westwood; Residential zoning

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in the den

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 $888 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $126,572 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.64% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.36%
• DSCR: 2.17
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $233,815
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2321 Foster Ln	0.36mi	3/3.0 (-1)	2,330 (+1%)	11mo	$118,000	$51	68
1709 Matilda St	0.20mi	4/2.0	2,010 (-13%)	2mo	$240,000	$119	63
1009 Bee Tree St	0.37mi	4/2.0	2,241 (-3%)	20mo	$210,000	$94	57
918 Live Oak St	0.19mi	3/3.0 (-1)	2,548 (+10%)	17mo	$257,500	$101	56
408 E Krause St E	0.55mi	3/2.0 (-1)	2,156 (-7%)	1mo	$168,000	$78	53
824 Shady Ln	0.09mi	4/2.0	1,989 (-14%)	22mo	$184,900	$93	50
2404 Reserve Dr	0.74mi	4/3.0	2,532 (+9%)	1mo	$310,000	$122	49
414 E Krause E	0.57mi	4/3.0	2,577 (+11%)	7mo	$267,500	$104	49
2017 Clinton Dr Dr	0.55mi	5/2.5 (+1)	2,584 (+12%)	9mo	$229,000	$89	41
404 E Krause St E	0.62mi	3/2.5 (-1)	2,001 (-14%)	1mo	$229,000	$114	40
1415 Beech St	0.43mi	3/2.0 (-1)	1,992 (-14%)	15mo	$245,000	$123	36
1317 E Holly Hill Cir E	0.64mi	3/2.0 (-1)	2,093 (-10%)	18mo	$187,500	$90	30

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: 17.4%
• Equity multiple: 1.70×
• Total profit: $25,345
• Equity at exit: $19,160

10-year hold

• IRR: 25.9%
• Equity multiple: 3.27×
• Total profit: $81,695
• Equity at exit: $11,110

Cash invested: $35,980 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,106 medium
• Mortgage (P&I): −$674
• Tax from tax record: −$146 /mo · $1,756/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $724

Break-even live

Break-even rent $1,190

Max offer price $128,500

Occupancy floor 61%

Sensitivity live

Price	-10% $797	-5% $760	+0% $724	+5% $687	+10% $651
Rent	-10% $557	-5% $641	+0% $724	+5% $807	+10% $890
Rate	-1.0pp $789	-0.5pp $757	base $724	+0.5pp $691	+1.0pp $657

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: $32,125
• Closing costs: $3,855
• 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	0.31mi
909 Wehrt St Westlake, LA	4.0	2.0	1819	$4,250	$2.34	44d	1	0.50mi

Listing history 20 events

1. 2026-06-19
   days on market $128,500 Active 29 DOM
2. 2026-06-18
   days on market $128,500 Active 28 DOM
3. 2026-06-17
   days on market $128,500 Active 27 DOM
4. 2026-06-16
   days on market $128,500 Active 26 DOM
5. 2026-06-15
   days on market $128,500 Active 25 DOM
6. 2026-06-14
   days on market $128,500 Active 23 DOM
7. 2026-06-13
   days on market $128,500 Active 22 DOM
8. 2026-06-10
   pricedays on market $128,500 Active 20 DOM
9. 2026-06-09
   days on market $135,000 Active 19 DOM
10. 2026-06-08
    days on market $135,000 Active 18 DOM
11. 2026-06-07
    days on market $135,000 Active 17 DOM
12. 2026-06-05
    days on market $135,000 Active 14 DOM
13. 2026-06-02
    days on market $135,000 Active 12 DOM
14. 2026-06-01
    days on market $135,000 Active 11 DOM
15. 2026-05-31
    days on market $135,000 Active 10 DOM
16. 2026-05-30
    days on market $135,000 Active 9 DOM
17. 2026-05-21
    listed $135,000 Active
18. 2026-03-21
    price $119,900
19. 2026-03-09
    price $139,900
20. 2011-05-16
    soldstatus $122,000

ⓘ 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: $1,756 · $146/mo
• Projected year-2 tax: $1,756 · $146/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 8/10 Severe FEMA zone X (shaded) · 99% 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: $25,277
• − Mortgage interest: −$7,198
• − Property taxes: −$1,756
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − Depreciation: −$3,738
• Taxable income: $7,100
• Est. tax owed @ 24.0%: −$1,704
• After-tax cash flow: $6,982/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

+10.7% since first listed

4 events — show timeline

• 2026-05-21 Listed $135,000 SWLAR
• 2026-03-21 Price Changed $119,900 GFPAR
• 2026-03-09 Price Changed $139,900 GFPAR
• 2011-05-16 Sold (Public Records) $122,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,756 · +3.2% YoY. Source: county tax records.