4322 Houston River Rd · Westlake, LA 70669

$184,500

2 bd · 2.0 ba · 1,122 sqft · SingleFamily · 125 Days on market

Built 2010 9,396 sqft lot Est $182k · at est.

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Why this score? — see what drove the D- 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 +13.6/30.0
• ARV discount +6.8/15.0
• DSCR +4.1/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DON'T MISS THIS ONE! PRECIOUS 2BR, 2BA HOME IN EXCELLENT CONDITION JUST INSIDE THE WESTLAKE CITY LIMIT. PERFECT HOME FOR PLANT WORKERS OR A SMALL FAMILY. CYPRESS CABINETS ARE IN THE KITCHEN, LIVING ROOM HAS CROWN MOLDING. THE YARD IS BEAUTIFULLY LANDSCAPED, SO YOU CAN RELAX ON THE COVERED PATIO AFTER A LONG DAY AT WORK!

Key facts

• Covered parking
• Covered patio
• 9,396 sq ft lot

Tags

• FULL WOOD PRIVACY FENCE
• COVERED PATIO
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $8 ($102/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 $148k (19.8% below list).
• Recommended offer: $148k (19.8% below list) — sets the bar for 1% rule.

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; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

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 125 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $131k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,878 (19.8% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 20% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $181,764
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4322 Houston River Rd	0.00mi	2/2.0	1,122 (0%)	1mo	$181,500	$162	99

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-29,405
• Equity at exit: $27,510

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-25,107
• Equity at exit: $15,952

Cash invested: $51,660 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$968
• Tax from tax record: −$115 /mo · $1,384/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $8

Break-even live

Break-even rent $1,468

Max offer price $184,500

Occupancy floor 94%

Sensitivity live

Price	-10% $113	-5% $61	+0% $8	+5% $-44	+10% $-96
Rent	-10% $-108	-5% $-50	+0% $8	+5% $67	+10% $125
Rate	-1.0pp $101	-0.5pp $55	base $8	+0.5pp $-39	+1.0pp $-88

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-31
   status Pending
2. 2026-03-16
   price $184,500
3. 2025-11-26
   listed $189,500 Active
4. 2019-08-12
   soldstatus $131,000
5. 2019-08-09
   soldstatus 321-char remark

   Show marketing remark (321 chars)

   DON'T MISS THIS ONE! PRECIOUS 2BR, 2BA HOME IN EXCELLENT CONDITION JUST INSIDE THE WESTLAKE CITY LIMIT. PERFECT HOME FOR PLANT WORKERS OR A SMALL FAMILY. CYPRESS CABINETS ARE IN THE KITCHEN, LIVING ROOM HAS CROWN MOLDING. THE YARD IS BEAUTIFULLY LANDSCAPED, SO YOU CAN RELAX ON THE COVERED PATIO AFTER A LONG DAY AT WORK!

6. 2019-06-11
   listed $145,000 321-char remark

   Show marketing remark (321 chars)

   DON'T MISS THIS ONE! PRECIOUS 2BR, 2BA HOME IN EXCELLENT CONDITION JUST INSIDE THE WESTLAKE CITY LIMIT. PERFECT HOME FOR PLANT WORKERS OR A SMALL FAMILY. CYPRESS CABINETS ARE IN THE KITCHEN, LIVING ROOM HAS CROWN MOLDING. THE YARD IS BEAUTIFULLY LANDSCAPED, SO YOU CAN RELAX ON THE COVERED PATIO AFTER A LONG DAY AT WORK!

ⓘ 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: $1,384 · $115/mo
• Projected year-2 tax: $1,384 · $115/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $17,745
• − Mortgage interest: −$10,335
• − Property taxes: −$1,384
• − Insurance: −$922
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$5,367
• Taxable loss: −$3,103
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $846/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

+27.2% since first listed

6 events — show timeline

• 2026-03-31 Pending — SWLAR
• 2026-03-16 Price Changed $184,500 SWLAR
• 2025-11-26 Listed $189,500 SWLAR
• 2019-08-12 Sold (Public Records) $131,000 Public Records
• 2019-08-09 Sold (MLS) — SWLAR
• 2019-06-11 Listed $145,000 SWLAR

Property tax history

+0.1%/yr

Latest (2025): $1,384 · +2.8% YoY. Source: county tax records.