405 Mckinley St · Westlake, LA 70669

$189,000

3 bd · 2.0 ba · 1,631 sqft · SingleFamily · 86 Days on market

Built 1951 0.49 ac lot $116/sqft · at area comps Est $189k · at est.

---

Why this score? — see what drove the C- 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• 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

This beautiful 3-bedroom, 2-bath home in Westlake was completely gutted after the hurricanes to the studs and rebuilt with high-end finishes, offering the feel of brand-new construction. The home is situated on two spacious lots totaling half an acre in Flood Zone X (no flood insurance typically required), this property sits high and dry. Inside, you'll find granite countertops in both the kitchen and bathrooms, luxury vinyl plank flooring throughout, brand-new windows, vinyl siding, electrical, HVAC ductwork & insulation and roof—almost everything is new. The split floor plan design offers modern comfort and appeal. A handicap-accessible ramp at the main entrance (rear of the home) adds convenience and can be easily removed if not needed. Detached garage or shop is at the end of the driveway. This home is move-in ready and waiting for its new owners! Appliances and furniture are also negotiable.

Key facts

• Hvac ductwork
• Brand-new windows
• Vinyl siding

Tags

• GRANITE COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• BRAND-NEW WINDOWS
• VINYL SIDING
• ELECTRICAL
• HVAC DUCTWORK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (1.6% below list).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 6.4% in Westlake — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 0.98% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (median comp): $188,887
• List price: $189,000
• Delta: 0.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1221 Hilma St	0.20mi	3/2.0	1,596 (-2%)	10mo	$230,000	$144	78
701 Mckinley St	0.24mi	3/2.0	1,659 (+2%)	16mo	$140,000	$84	72
1205 Miller Ave	0.06mi	3/2.0	1,750 (+7%)	18mo	$180,000	$103	70
1404 Rue Des Chene	0.36mi	3/2.0	1,685 (+3%)	10mo	$223,500	$133	69
1301 Matilda St St	0.30mi	3/2.0	1,516 (-7%)	6mo	$80,000	$53	69
1105 Hilma St	0.20mi	3/2.0	1,720 (+6%)	18mo	$178,000	$103	66
804 Wehrt St	0.40mi	4/2.0 (+1)	1,604 (-2%)	11mo	$195,000	$122	65
625 Hawkins St	0.38mi	3/2.0	1,591 (-2%)	22mo	$226,000	$142	60
1112 Dewey St	0.27mi	3/2.0	1,435 (-12%)	10mo	$117,000	$82	59
711 Cash St	0.29mi	4/2.0 (+1)	1,790 (+10%)	15mo	$256,000	$143	53
513 Magnolia St	0.60mi	3/2.0	1,551 (-5%)	15mo	$145,000	$93	52
215 River Oaks Dr	0.60mi	3/2.0	1,470 (-10%)	19mo	$223,000	$152	40

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-10,802
• Equity at exit: $28,181

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $15,944
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $312

Break-even live

Break-even rent $1,465

Max offer price $189,000

Occupancy floor 78%

Sensitivity live

Price	-10% $419	-5% $366	+0% $312	+5% $259	+10% $205
Rent	-10% $165	-5% $239	+0% $312	+5% $386	+10% $459
Rate	-1.0pp $407	-0.5pp $360	base $312	+0.5pp $263	+1.0pp $213

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: $47,250
• Closing costs: $5,670
• 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	44d	1	0.44mi
1607 Matilda St Westlake, LA	4.0	2.5	2120	$4,300	$2.03	44d	1	0.48mi

Listing history 1 events

1. 2026-03-02
   listed $189,000 Active 922-char remark

   Show marketing remark (922 chars)

   This beautiful 3-bedroom, 2-bath home in Westlake was completely gutted after the hurricanes to the studs and rebuilt with high-end finishes, offering the feel of brand-new construction. The home is situated on two spacious lots totaling half an acre in Flood Zone X (no flood insurance typically required), this property sits high and dry. Inside, you'll find granite countertops in both the kitchen and bathrooms, luxury vinyl plank flooring throughout, brand-new windows, vinyl siding, electrical, HVAC ductwork & insulation and roof—almost everything is new. The split floor plan design offers modern comfort and appeal. A handicap-accessible ramp at the main entrance (rear of the home) adds convenience and can be easily removed if not needed. Detached garage or shop is at the end of the driveway. This home is move-in ready and waiting for its new owners! Appliances and furniture are also negotiable.

ⓘ 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: $1,051 · $88/mo
• Projected year-2 tax: $1,051 · $88/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 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: $22,325
• − Mortgage interest: −$10,587
• − Property taxes: −$1,051
• − Insurance: −$945
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$5,498
• Taxable income: $672
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $3,586/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

1 event — show timeline

• 2026-03-02 Listed $189,000 SWLAR

Property tax history

+4.7%/yr

Latest (2025): $1,051 · +3.2% YoY. Source: county tax records.