1003 Hickman Dr · Westlake, LA 70669

$135,000

3 bd · 1.0 ba · 1,316 sqft · SingleFamily · 8 Days on market

Built 1981 8,880 sqft lot $103/sqft · 24% below area Est $177k · 24% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Impeccably maintained home with tons of living space and a huge workshop! Your entire household can live comfortably in this spacious floor plan offering two separate living spaces to accommodate any occasion. The functional kitchen is complete with an abundance of counter space and a peninsula breakfast bar providing plenty of room to mix both meals and memories. A large covered patio in the privacy fenced backyard provides an excellent outdoor living space for entertaining or spending relaxing weekends at home. Keep your tools and toys tucked away in the 24x32 barn with plenty of space for a workshop and extra storage! Nestled in a friendly neighborhood just minutes from I-10 this is the peaceful location you've been searching for while maintaining easy access to all your favorite Lake Charles attractions. Don't miss out, schedule a showing today!

Key facts

• 8,880 sq ft lot
• Built 1981
• Listed 8 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; Single story
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 120 x 74 x 120 x 74; Lot area about 0.204 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 11.6% vs local median 6.3% 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 $933 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.06%
• DSCR: 1.85
• GRM: 6.1

CMA / ARV

• ARV (median comp): $176,823
• List price: $135,000
• Delta: -23.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1513 Guillory St	0.53mi	3/2.0	1,368 (+4%)	6mo	$178,000	$130	59
1521 Matilda St	0.66mi	3/2.0	1,352 (+3%)	3mo	$200,000	$148	58
1921 Anderson Ave	0.65mi	3/1.5	1,375 (+4%)	3mo	$152,000	$111	58
1733 Myrtle St	0.48mi	3/1.5	1,193 (-9%)	5mo	$125,000	$105	56
920 Live Oak St	0.16mi	3/2.0	1,500 (+14%)	13mo	$208,000	$139	55
2203 Ellis Dr	0.66mi	3/1.0	1,243 (-6%)	9mo	$105,000	$84	52
1226 Shady Ln	0.48mi	3/2.0	1,258 (-4%)	20mo	$132,000	$105	50
1724 Saint John Bosco St	0.73mi	3/1.0	1,250 (-5%)	15mo	$135,000	$108	45
815 Wehrt St	0.72mi	3/1.0	1,264 (-4%)	21mo	$148,700	$118	43
2204 Ellis Dr	0.63mi	4/1.5 (+1)	1,386 (+5%)	19mo	$147,000	$106	39
2136 Myrtle Springs Rd	0.70mi	3/2.0	1,415 (+8%)	16mo	$162,000	$114	37
1650 Reserve Dr	0.65mi	3/2.0	1,508 (+15%)	5mo	$235,000	$156	37

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: 8.2%
• Equity multiple: 1.32×
• Total profit: $12,148
• Equity at exit: $20,129

10-year hold

• IRR: 17.4%
• Equity multiple: 2.44×
• Total profit: $54,440
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$87 /mo · $1,044/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $534

Break-even live

Break-even rent $1,162

Max offer price $135,000

Occupancy floor 66%

Sensitivity live

Price	-10% $610	-5% $572	+0% $534	+5% $496	+10% $457
Rent	-10% $389	-5% $461	+0% $534	+5% $606	+10% $679
Rate	-1.0pp $602	-0.5pp $568	base $534	+0.5pp $499	+1.0pp $463

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: $33,750
• Closing costs: $4,050
• 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	45d	1	0.72mi
2900 Westwood Rd Westlake, LA	1.0–2.0	1.0–2.0	1003	$2,336	$2.33	14d	13	1.12mi

Listing history 6 events

1. 2026-05-06
   status Pending 387-char remark
2. 2026-04-27
   listed $135,000 Active 387-char remark
3. 2020-10-27
   soldstatus $140,000
4. 2020-10-23
   soldstatus 861-char remark

   Show marketing remark (861 chars)

   Impeccably maintained home with tons of living space and a huge workshop! Your entire household can live comfortably in this spacious floor plan offering two separate living spaces to accommodate any occasion. The functional kitchen is complete with an abundance of counter space and a peninsula breakfast bar providing plenty of room to mix both meals and memories. A large covered patio in the privacy fenced backyard provides an excellent outdoor living space for entertaining or spending relaxing weekends at home. Keep your tools and toys tucked away in the 24x32 barn with plenty of space for a workshop and extra storage! Nestled in a friendly neighborhood just minutes from I-10 this is the peaceful location you've been searching for while maintaining easy access to all your favorite Lake Charles attractions. Don't miss out, schedule a showing today!

5. 2020-08-05
   listed $140,000 861-char remark

   Show marketing remark (861 chars)

   Impeccably maintained home with tons of living space and a huge workshop! Your entire household can live comfortably in this spacious floor plan offering two separate living spaces to accommodate any occasion. The functional kitchen is complete with an abundance of counter space and a peninsula breakfast bar providing plenty of room to mix both meals and memories. A large covered patio in the privacy fenced backyard provides an excellent outdoor living space for entertaining or spending relaxing weekends at home. Keep your tools and toys tucked away in the 24x32 barn with plenty of space for a workshop and extra storage! Nestled in a friendly neighborhood just minutes from I-10 this is the peaceful location you've been searching for while maintaining easy access to all your favorite Lake Charles attractions. Don't miss out, schedule a showing today!

6. 2012-12-27
   soldstatus $107,000

ⓘ 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: $1,044 · $87/mo
• Projected year-2 tax: $1,044 · $87/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $22,049
• − Mortgage interest: −$7,562
• − Property taxes: −$1,044
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$3,927
• Taxable income: $4,515
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $5,323/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

+26.2% since first listed

7 events — show timeline

• 2026-06-15 Sold (MLS) — SWLAR
• 2026-05-06 Pending — SWLAR
• 2026-04-27 Listed $135,000 SWLAR
• 2020-10-27 Sold (Public Records) $140,000 Public Records
• 2020-10-23 Sold (MLS) — SWLAR
• 2020-08-05 Listed $140,000 SWLAR
• 2012-12-27 Sold (Public Records) $107,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,044 · +3.2% YoY. Source: county tax records.