2429 Duraso Dr · Westlake, LA 70669

$149,900

3 bd · 2.0 ba · 1,357 sqft · SingleFamily · 88 Days on market

Built 1958 9,225 sqft lot Est $189k · 21% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to one of the smartest opportunities in Westlake right now. This charming 3-bedroom, 2-bathroom home delivers an exceptional dollar-per-square-foot value that savvy buyers will immediately recognize. At 1,357 square feet of thoughtfully designed living space, every inch works hard — and recent seller improvements mean you're now getting even more home for your investment. ( See additional documents for full list of improvements) Inside, discover a freshly painted interior that breathes new life into every room, while a matching exterior refresh gives the home undeniable curb appeal from the moment you arrive. Exterior has been freshly landscaped. A brand-new concrete driveway

Key facts

• Updated bath
• Large closet
• Large fenced lot

Tags

• LARGE FENCED LOT
• OPEN CONCEPT LIVING AREA
• PRIMARY BEDROOM
• LARGE CLOSET
• UPDATED BATH
• LARGE KITCHEN

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Private sewer; Electricity connected; Natural gas available; Water connected
• Home design: Single-family house; Single story
• Exterior features: Back yard; City lot; Rectangular lot; Lot dimensions approximately 75 x 123 x 76 x 115; Lot area approximately 0.212 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: No fireplace; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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+, health & safety 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.
• Zoned schools: S. P. Arnett Middle School (math 25% / reading 51%, grade F, #73 of 218 statewide, top 34%, 370 students, 55% FRL); Westlake High School (math 37% / reading 42%, grade F, #80 of 265 statewide, top 32%, 529 students, 44% FRL) — zoned schools at 49% FRL track the district average.
• 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).
• At $2,592/mo this rent would consume 45% of the median local household income ($69k/yr) (locally 178% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1958 — 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: 1.73% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.56%
• DSCR: 2.49
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $188,623
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2520 Wilda St	0.39mi	3/2.0	1,417 (+4%)	12mo	$158,900	$112	64
2511 German	0.56mi	3/2.0	1,440 (+6%)	2mo	$219,900	$153	62
2230 Gus St	0.28mi	3/1.0	1,422 (+5%)	20mo	$80,000	$56	59
920 Live Oak St	0.52mi	3/2.0	1,500 (+10%)	13mo	$208,000	$139	48
215 River Oaks Dr	0.65mi	3/2.0	1,470 (+8%)	19mo	$223,000	$152	40
923 Live Oak St	0.55mi	3/2.0	1,496 (+10%)	21mo	$185,000	$124	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: 28.8%
• Equity multiple: 2.20×
• Total profit: $50,400
• Equity at exit: $22,351

10-year hold

• IRR: 36.2%
• Equity multiple: 4.33×
• Total profit: $139,896
• Equity at exit: $12,961

Cash invested: $41,972 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,592 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $1,174

Break-even live

Break-even rent $1,107

Max offer price $149,900

Occupancy floor 50%

Sensitivity live

Price	-10% $1,259	-5% $1,216	+0% $1,174	+5% $960	+10% $909
Rent	-10% $969	-5% $1,071	+0% $1,174	+5% $1,276	+10% $1,378
Rate	-1.0pp $1,249	-0.5pp $1,212	base $1,174	+0.5pp $1,135	+1.0pp $1,095

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: $37,475
• Closing costs: $4,497
• 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	0.89mi
2900 Westwood Rd Westlake, LA	1.0–2.0	1.0–2.0	1003	$2,336	$2.33	14d	13	0.91mi

Listing history 9 events

1. 2026-06-19
   days on market $149,900 Active 88 DOM
2. 2026-06-18
   days on market $149,900 Active 87 DOM
3. 2026-06-17
   days on market $149,900 Active 86 DOM
4. 2026-06-16
   days on market $149,900 Active 85 DOM
5. 2026-06-15
   days on market $149,900 Active 84 DOM
6. 2026-06-14
   days on market $149,900 Active 82 DOM
7. 2026-06-13
   days on market $149,900 Active 81 DOM
8. 2026-06-10
   remarks 693-char remark
9. 2026-06-10
   listed $149,900 Active 79 DOM

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$514/yr (+$43/mo · 165.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% 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: $31,110
• − Mortgage interest: −$8,397
• − Property taxes: −$310
• − Insurance: −$750
• − Repairs & maintenance: −$2,489
• − Management: −$2,489
• − Depreciation: −$4,361
• Taxable income: $12,315
• Est. tax owed @ 24.0%: −$2,956
• After-tax cash flow: $11,128/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

+3.4% since first listed

7 events — show timeline

• 2026-06-09 Relisted — SWLAR
• 2026-06-09 Price Changed $149,900 SWLAR
• 2026-05-01 Delisted — SWLAR
• 2026-03-24 Relisted — SWLAR
• 2026-03-13 Pending — SWLAR
• 2026-03-02 Price Changed $139,900 SWLAR
• 2026-02-01 Listed $145,000 SWLAR

Property tax history

+0.2%/yr

Latest (2025): $310 · +3.6% YoY. Source: county tax records.