1305 Guillory St St · Westlake, LA 70669

$120,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily · 30 Days on market

Built 1980 8,712 sqft lot Est $183k · 34% 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 MLS

Opportunity awaits with this 3-bedroom, 1-bath home full of potential! Whether you’re an investor looking for your next project or a buyer ready to add your personal touch, this property offers endless possibilities. Featuring a functional layout, spacious bedrooms, and plenty of room to make it your own, this home is ready for a little TLC to truly shine. Conveniently located near local amenities, shopping, and schools. Bring your vision and transform this property into something special!

Key facts

• 8,712 sq ft lot
• Built 1980
• Listed 29 days

Property features AI

Finance

• Other: Directions: Take I-10 E, exit 27 toward LA-378/Westlake; follow La-378 N/Sampson St and La-379 to Guillory St. Property will be on the left.

Exterior

• Home design: Single-family residence; Single-story
• Exterior features: Lot dimensions approximately 75 x 115; Lot area about 0.2 acres; Zoned residential

Interior

• Bathrooms: 1 full bathroom
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% 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+, 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 32% 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 $830 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $118,200 (1.5% below list)

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: 1.54% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.65%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $183,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1513 Guillory St	0.18mi	3/2.0	1,368 (-9%)	6mo	$178,000	$130	67
1921 Anderson Ave	0.45mi	3/1.5	1,375 (-8%)	3mo	$152,000	$111	61
1301 Matilda St St	0.70mi	3/2.0	1,516 (+1%)	6mo	$80,000	$53	56
1901 Linda Dr	0.55mi	3/2.0	1,570 (+5%)	8mo	$159,000	$101	56
1913 Sikes Ave	0.48mi	3/2.0	1,662 (+11%)	2mo	$255,000	$153	54
2104 Linda Dr	0.64mi	3/1.0	1,590 (+6%)	10mo	$159,500	$100	51
920 Live Oak St	0.74mi	3/2.0	1,500 (0%)	13mo	$208,000	$139	51
1112 Dewey St	0.71mi	3/2.0	1,435 (-4%)	10mo	$117,000	$82	48
1521 Matilda St	0.68mi	3/2.0	1,352 (-10%)	3mo	$200,000	$148	46
1216 Continental Blvd	0.68mi	3/1.0	1,308 (-13%)	3mo	$132,000	$101	44
804 Wehrt St	0.63mi	4/2.0 (+1)	1,604 (+7%)	11mo	$195,000	$122	41
801 Cedar St	0.71mi	3/2.0	1,311 (-13%)	13mo	$190,000	$145	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: 19.3%
• Equity multiple: 1.78×
• Total profit: $26,271
• Equity at exit: $17,892

10-year hold

• IRR: 27.6%
• Equity multiple: 3.43×
• Total profit: $81,673
• Equity at exit: $10,375

Cash invested: $33,600 (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 70669

• Active inventory: 148
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $718

Break-even live

Break-even rent $940

Max offer price $120,000

Occupancy floor 56%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Wehrt St Westlake, LA	4.0	2.0	1819	$4,250	$2.34	43d	1	0.57mi
1607 Matilda St Westlake, LA	4.0	2.5	2120	$4,300	$2.03	43d	1	0.72mi

Listing history 20 events

1. 2026-06-19
   days on market $120,000 Active 30 DOM
2. 2026-06-18
   days on market $120,000 Active 29 DOM
3. 2026-06-17
   days on market $120,000 Active 28 DOM
4. 2026-06-16
   days on market $120,000 Active 27 DOM
5. 2026-06-15
   days on market $120,000 Active 26 DOM
6. 2026-06-14
   days on market $120,000 Active 24 DOM
7. 2026-06-13
   days on market $120,000 Active 23 DOM
8. 2026-06-10
   days on market $120,000 Active 21 DOM
9. 2026-06-09
   days on market $120,000 Active 20 DOM
10. 2026-06-08
    days on market $120,000 Active 19 DOM
11. 2026-06-07
    days on market $120,000 Active 18 DOM
12. 2026-06-05
    days on marketlisting id $120,000 Active 15 DOM
13. 2026-06-03
    days on marketlisting id $120,000 Active 7 DOM
14. 2026-06-02
    days on market $120,000 Active 13 DOM
15. 2026-06-01
    days on market $120,000 Active 12 DOM
16. 2026-05-31
    days on market $120,000 Active 11 DOM
17. 2026-05-30
    days on market $120,000 Active 10 DOM
18. 2026-05-20
    listed $120,000 Active 500-char remark

    Show marketing remark (500 chars)

    Opportunity awaits with this 3-bedroom, 1-bath home full of potential! Whether you’re an investor looking for your next project or a buyer ready to add your personal touch, this property offers endless possibilities. Featuring a functional layout, spacious bedrooms, and plenty of room to make it your own, this home is ready for a little TLC to truly shine. Conveniently located near local amenities, shopping, and schools. Bring your vision and transform this property into something special!

19. 2026-05-20
    listed $120,000 Active

    Show marketing remark (500 chars)

    Opportunity awaits with this 3-bedroom, 1-bath home full of potential! Whether you’re an investor looking for your next project or a buyer ready to add your personal touch, this property offers endless possibilities. Featuring a functional layout, spacious bedrooms, and plenty of room to make it your own, this home is ready for a little TLC to truly shine. Conveniently located near local amenities, shopping, and schools. Bring your vision and transform this property into something special!

20. 2015-07-21
    soldstatus $114,100

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $760 · $63/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) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $22,189
• − Mortgage interest: −$6,722
• − Property taxes: −$760
• − Insurance: −$600
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$3,491
• Taxable income: $7,066
• Est. tax owed @ 24.0%: −$1,696
• After-tax cash flow: $6,922/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

+5.2% since first listed

3 events — show timeline

• 2026-05-20 Listed $120,000 GFPAR
• 2026-05-20 Listed $120,000 SWLAR
• 2015-07-21 Sold (Public Records) $114,100 Public Records

Property tax history

+3.7%/yr

Latest (2025): $760 · +3.2% YoY. Source: county tax records.