2432 Gulfway Blvd · Westlake, LA 70669

$124,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 92 Days on market

Built 2022 10,200 sqft lot $97/sqft · 71% above area ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great starter home or investment properties. All four mobile homes listed separately or can be purchased together to add inventory to your portfolio. 2022 mobile homes moved directly from the dealership to this property. Set up with new sewer systems, culverts and hard surface driveways. The storage building also remains with the property. Located within 5 minutes of the nationally recognized golf course and public park that includes a water park, covered pavillions for parties and picnics, basketball courts and baseball/softball fields. Close to shopping and restaurants in the heart of Westlake. Located in Flood zone X per CPPJ.net

Key facts

• Water park
• Covered pavillions
• Storage building

Tags

• NEW SEWER SYSTEMS
• HARD SURFACE DRIVEWAYS
• STORAGE BUILDING
• PUBLIC PARK
• WATER PARK
• COVERED PAVILLIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $113k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 36% 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 $857 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 12362% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,840 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.69% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.89%
• DSCR: 2.42
• GRM: 4.9

CMA / ARV

• ARV (median comp): $72,658
• List price: $124,000
• Delta: 70.66%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2318 Alford Rd	0.11mi	3/2.0	1,120 (-12%)	9mo	$70,000	$63	66

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: 26.8%
• Equity multiple: 2.11×
• Total profit: $38,634
• Equity at exit: $18,489

10-year hold

• IRR: 34.4%
• Equity multiple: 4.14×
• Total profit: $109,142
• Equity at exit: $10,721

Cash invested: $34,720 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $923

Break-even live

Break-even rent $929

Max offer price $124,000

Occupancy floor 51%

Sensitivity live

Price	-10% $993	-5% $958	+0% $923	+5% $888	+10% $853
Rent	-10% $757	-5% $840	+0% $923	+5% $1,006	+10% $1,088
Rate	-1.0pp $985	-0.5pp $954	base $923	+0.5pp $891	+1.0pp $858

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3855 River Rd Westlake, LA	3.0	2.0	1585	$2,300	$1.45	22d	1	1.15mi
2900 Westwood Rd Westlake, LA	1.0–2.0	1.0–2.0	1003	$2,336	$2.33	14d	13	1.37mi

Listing history 20 events

1. 2026-06-19
   days on market $124,000 Active 92 DOM
2. 2026-06-18
   days on market $124,000 Active 91 DOM
3. 2026-06-17
   days on market $124,000 Active 90 DOM
4. 2026-06-16
   days on market $124,000 Active 89 DOM
5. 2026-06-15
   days on market $124,000 Active 88 DOM
6. 2026-06-14
   days on market $124,000 Active 86 DOM
7. 2026-06-13
   pricedays on market $124,000 Active 85 DOM
8. 2026-06-10
   days on market $127,500 Active 83 DOM
9. 2026-06-09
   days on market $127,500 Active 82 DOM
10. 2026-06-08
    days on market $127,500 Active 81 DOM
11. 2026-06-07
    days on market $127,500 Active 80 DOM
12. 2026-06-05
    days on market $127,500 Active 77 DOM
13. 2026-06-02
    days on market $127,500 Active 75 DOM
14. 2026-06-01
    days on market $127,500 Active 74 DOM
15. 2026-05-31
    days on market $127,500 Active 73 DOM
16. 2026-05-30
    days on market $127,500 Active 72 DOM
17. 2026-05-10
    historical $995
18. 2026-04-22
    listed $995
19. 2026-04-14
    price $129,900 640-char remark

    Show marketing remark (640 chars)

    Great starter home or investment properties. All four mobile homes listed separately or can be purchased together to add inventory to your portfolio. 2022 mobile homes moved directly from the dealership to this property. Set up with new sewer systems, culverts and hard surface driveways. The storage building also remains with the property. Located within 5 minutes of the nationally recognized golf course and public park that includes a water park, covered pavillions for parties and picnics, basketball courts and baseball/softball fields. Close to shopping and restaurants in the heart of Westlake. Located in Flood zone X per CPPJ.net

20. 2026-03-19
    listed $140,000 Active 640-char remark

    Show marketing remark (640 chars)

    Great starter home or investment properties. All four mobile homes listed separately or can be purchased together to add inventory to your portfolio. 2022 mobile homes moved directly from the dealership to this property. Set up with new sewer systems, culverts and hard surface driveways. The storage building also remains with the property. Located within 5 minutes of the nationally recognized golf course and public park that includes a water park, covered pavillions for parties and picnics, basketball courts and baseball/softball fields. Close to shopping and restaurants in the heart of Westlake. Located in Flood zone X per CPPJ.net

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $682 · $57/mo
• Expected delta: +$294/yr (+$24/mo · 75.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 20 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: $25,170
• − Mortgage interest: −$6,946
• − Property taxes: −$388
• − Insurance: −$620
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$3,607
• Taxable income: $9,582
• Est. tax owed @ 24.0%: −$2,300
• After-tax cash flow: $8,774/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

-7.2% since first listed

4 events — show timeline

• 2026-05-10 Rental Removed $995 HEROPM
• 2026-04-22 Listed for Rent $995 HEROPM
• 2026-04-14 Price Changed $129,900 SWLAR
• 2026-03-19 Listed $140,000 SWLAR

Property tax history

+0.6%/yr

Latest (2019): $388 · +7.9% YoY. Source: county tax records.