918 Shafer St St · Westlake, LA 70669

$124,900

3 bd · 1.0 ba · 1,175 sqft · SingleFamily · 50 Days on market

Built 1961 0.35 ac lot Est $127k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +8.2/15.0
• 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

3 bedrooms 1 bathroom with lots of potential for a starter home, or rental property. Nested in 2 lots and around the corner from stores, restaurants and banks. The owner had a new AC installed last August, as well as new ceiling fans thought out the home. Got tired of waiting for the internet to come back after the storms? Never go through that again, as AT & T fiber optic is available. Backyard is spacious and has a 12x21 feet carport, perfect to store a car or a boat, and an additional slab has been poured where the future home owner can get creative with an outside kitchen, or any other amenity of their choosing. Talk to your lender! With certain conditions, the new buyer can qualify for a Rural development loan. Located in flood zone X, where flood insurance is not required by most lenders.

Key facts

• Fresh paint
• New flooring
• Roof replaced

Tags

• OPEN-CONCEPT LAYOUT
• LARGE UTILITY LAUNDRY ROOM
• NEW FLOORING
• FRESH PAINT
• PLUMBING IMPROVEMENTS
• ROOF REPLACED

Property features AI

Finance

• Other: Residential property in CHARLES JONES SUB; Directions: From I-10 North on Sampson, West on Shafer
• HOA & community: No common interest (no HOA)

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Phone available; Water connected; Sewer connected
• Home design: Single-family house; One story
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 100 x 150

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 1 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 $864 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago 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.
• Current owner paid $78k; list at $125k implies a 60% 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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.48% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.04%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $126,900
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1733 Myrtle St	0.62mi	3/1.5	1,193 (+2%)	5mo	$125,000	$105	62
810 Tillman St	0.51mi	3/1.0	1,103 (-6%)	13mo	$144,900	$131	55
1216 Continental Blvd	0.54mi	3/1.0	1,308 (+11%)	3mo	$132,000	$101	53
815 Wehrt St	0.41mi	3/1.0	1,264 (+8%)	21mo	$148,700	$118	51
1724 Saint John Bosco St	0.65mi	3/1.0	1,250 (+6%)	15mo	$135,000	$108	47
800 Tillman St	0.51mi	3/1.0	1,312 (+12%)	18mo	$155,000	$118	42
1226 Shady Ln	0.66mi	3/2.0	1,258 (+7%)	20mo	$132,000	$105	37
1401 Clarence St St	0.65mi	2/1.0 (-1)	1,013 (-14%)	8mo	$77,500	$77	35

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: 17.2%
• Equity multiple: 1.70×
• Total profit: $24,348
• Equity at exit: $18,623

10-year hold

• IRR: 25.7%
• Equity multiple: 3.24×
• Total profit: $78,507
• Equity at exit: $10,799

Cash invested: $34,972 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,843 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $701

Break-even live

Break-even rent $956

Max offer price $124,900

Occupancy floor 57%

Sensitivity live

Price	-10% $771	-5% $736	+0% $701	+5% $665	+10% $630
Rent	-10% $555	-5% $628	+0% $701	+5% $773	+10% $846
Rate	-1.0pp $764	-0.5pp $732	base $701	+0.5pp $668	+1.0pp $635

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	14d	13	1.35mi

Listing history 12 events

1. 2026-04-29
   status Pending
2. 2026-04-14
   price $124,900
3. 2026-03-27
   status Active
4. 2026-03-15
   status Pending
5. 2026-02-26
   listed $129,900 Active
6. 2022-02-25
   soldstatus 809-char remark

   Show marketing remark (809 chars)

   3 bedrooms 1 bathroom with lots of potential for a starter home, or rental property. Nested in 2 lots and around the corner from stores, restaurants and banks. The owner had a new AC installed last August, as well as new ceiling fans thought out the home. Got tired of waiting for the internet to come back after the storms? Never go through that again, as AT & T fiber optic is available. Backyard is spacious and has a 12x21 feet carport, perfect to store a car or a boat, and an additional slab has been poured where the future home owner can get creative with an outside kitchen, or any other amenity of their choosing. Talk to your lender! With certain conditions, the new buyer can qualify for a Rural development loan. Located in flood zone X, where flood insurance is not required by most lenders.

7. 2021-12-16
   listed $115,000 809-char remark

   Show marketing remark (809 chars)

   3 bedrooms 1 bathroom with lots of potential for a starter home, or rental property. Nested in 2 lots and around the corner from stores, restaurants and banks. The owner had a new AC installed last August, as well as new ceiling fans thought out the home. Got tired of waiting for the internet to come back after the storms? Never go through that again, as AT & T fiber optic is available. Backyard is spacious and has a 12x21 feet carport, perfect to store a car or a boat, and an additional slab has been poured where the future home owner can get creative with an outside kitchen, or any other amenity of their choosing. Talk to your lender! With certain conditions, the new buyer can qualify for a Rural development loan. Located in flood zone X, where flood insurance is not required by most lenders.

8. 2016-08-02
   soldstatus $78,000
9. 2016-08-01
   soldstatus 416-char remark

   Show marketing remark (416 chars)

   RECENTLY UPDATED HOME LOCATED IN WESTLAKE. 3 BED 1 BATH NESTELED ON TWO LOTS MAKING IT A LARGE YARD FOR POTENTIAL TO BUILD AN ADDITIONAL HOME. UPDATES INCLUDE, PLUMBING, VINYL SIDING, WATER HEATER, AND GAS FURNACE. ROOF IS 3 YEARS OLD. NEWLY REMODLED BATHROOM. KITCHEN HAS NEW FLOORS. NEW PAINT THROUGHOUT. WASHER, DRYER, AND FRIDGE TO REMAIN IN THE HOME. CALL FOR YOUR SHOWING TODAY! HOME IS SOLD "AS IS".

10. 2016-04-29
    listed $82,000 416-char remark

    Show marketing remark (416 chars)

    RECENTLY UPDATED HOME LOCATED IN WESTLAKE. 3 BED 1 BATH NESTELED ON TWO LOTS MAKING IT A LARGE YARD FOR POTENTIAL TO BUILD AN ADDITIONAL HOME. UPDATES INCLUDE, PLUMBING, VINYL SIDING, WATER HEATER, AND GAS FURNACE. ROOF IS 3 YEARS OLD. NEWLY REMODLED BATHROOM. KITCHEN HAS NEW FLOORS. NEW PAINT THROUGHOUT. WASHER, DRYER, AND FRIDGE TO REMAIN IN THE HOME. CALL FOR YOUR SHOWING TODAY! HOME IS SOLD "AS IS".

11. 2005-06-15
    soldstatus
12. 2005-06-15
    soldstatus $37,200

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $687 · $57/mo
• Expected delta: +$111/yr (+$9/mo · 19.2%)

ⓘ 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 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: $22,112
• − Mortgage interest: −$6,996
• − Property taxes: −$576
• − Insurance: −$624
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$3,633
• Taxable income: $6,744
• Est. tax owed @ 24.0%: −$1,618
• After-tax cash flow: $6,789/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

+235.8% since first listed

12 events — show timeline

• 2026-04-29 Pending — SWLAR
• 2026-04-14 Price Changed $124,900 SWLAR
• 2026-03-27 Relisted — SWLAR
• 2026-03-15 Pending — SWLAR
• 2026-02-26 Listed $129,900 SWLAR
• 2022-02-25 Sold (MLS) — SWLAR
• 2021-12-16 Listed $115,000 SWLAR
• 2016-08-02 Sold (Public Records) $78,000 Public Records
• 2016-08-01 Sold (MLS) — SWLAR
• 2016-04-29 Listed $82,000 SWLAR
• 2005-06-15 Sold (Public Records) $37,200 Public Records
• 2005-06-15 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $576 · +3.2% YoY. Source: county tax records.