604 Willowdale Blvd · Luling, LA 70070

$324,900

4 bd · 2.0 ba · 2,207 sqft · SingleFamily public records · 187 Days on market

Built 1991 0.27 ac lot $147/sqft · 24% below area Est $405k · 20% under ↓ 6% since listing

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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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4 bedroom, 2 bath home with an open floor plan and a large screened-in porch for relaxing or entertaining. Features include a 2-car garage, hurricane-proof windows, storm shutters, and a roof just under 5 years old. The large backyard includes a brick shed for additional storage. Move-in ready with updated laminate flooring and room to add your personal touches.

Key facts

• Open floor plan
• Storm shutters
• Brick shed

Tags

• OPEN FLOOR PLAN
• LARGE SCREENED-IN PORCH
• HURRICANE-PROOF WINDOWS
• STORM SHUTTERS
• BRICK SHED
• UPDATED LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (16.9% below list).
• Recommended offer: $270k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.0% in Luling — 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 65/100 on livability (#144 in LA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living A; Watch: amenities F, commute F, health & safety F.
• St. Charles Parish (suburban): math 40% / reading 51% proficiency, ranked #14 of 98 in LA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lakewood Elementary School (math 41% / reading 46%, grade F, #194 of 646 statewide, top 30%, 565 students, 35% FRL); J.B. Martin Middle School (math 43% / reading 58%, grade C, #25 of 218 statewide, top 11%, 772 students, 41% FRL); Hahnville High School (math 40% / reading 46%, grade F, #66 of 265 statewide, top 25%, 1,491 students, 44% FRL).
• Market conditions: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 74 units permitted in St. Charles Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($77k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $269,921 (16.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (median comp): $405,267
• List price: $324,900
• Delta: -19.83%
• 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
335 Olivia Dr	0.57mi	4/2.0	2,204 (-0%)	1mo	$375,993	$171	72
342 Olivia Dr	0.60mi	4/2.0	2,204 (-0%)	0mo	$387,192	$176	72
358 Olivia Dr	0.60mi	4/2.0	2,204 (-0%)	3mo	$382,167	$173	70
250 Olivia Dr	0.65mi	4/2.0	2,204 (-0%)	1mo	$378,389	$172	68
145 Olivia Dr	0.72mi	4/2.0	2,204 (-0%)	2mo	$376,362	$171	64
203 Olivia Dr	0.71mi	4/2.0	2,314 (+5%)	0mo	$389,793	$168	58
115 Asphodel Dr	0.66mi	4/2.5	2,317 (+5%)	4mo	$325,000	$140	56
236 Sophia Dr	0.71mi	4/2.0	2,015 (-9%)	2mo	$381,400	$189	51
207 Olivia Dr	0.70mi	4/2.0	1,986 (-10%)	1mo	$360,059	$181	50
218 Olivia Dr	0.70mi	4/2.0	1,986 (-10%)	2mo	$360,719	$182	49
334 Olivia Dr	0.60mi	3/2.0 (-1)	1,925 (-13%)	1mo	$357,679	$186	45
354 Olivia Dr	0.60mi	3/2.0 (-1)	1,925 (-13%)	4mo	$361,629	$188	43

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-69,247
• Equity at exit: $48,444

10-year hold

• IRR: -15.9%
• Equity multiple: 0.11×
• Total profit: $-81,306
• Equity at exit: $28,091

Cash invested: $90,972 (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 70070

• Home prices YoY: -23.7%
• Active inventory: 154
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,699 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$135
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-263

Break-even live

Break-even rent $3,032

Max offer price $278,490

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-171	+0% $-263	+5% $-355	+10% $-447
Rent	-10% $-476	-5% $-369	+0% $-263	+5% $-156	+10% $-49
Rate	-1.0pp $-99	-0.5pp $-180	base $-263	+0.5pp $-347	+1.0pp $-433

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Savanna Dr Luling, LA	4.0	2.0	2233	$2,700	$1.21	45d	1	0.19mi
421 Willowdale Blvd Luling, LA	4.0	3.0	2805	$3,000	$1.07	23d	1	0.30mi
133 Lakewood Dr Unit A Luling, LA	3.0	1.5	1472	$1,700	$1.15	23d	1	1.48mi

Listing history 23 events

1. 2026-06-21
   days on market $324,900 Active 187 DOM
2. 2026-06-18
   days on market $324,900 Active 184 DOM
3. 2026-06-17
   days on market $324,900 Active 183 DOM
4. 2026-06-16
   days on market $324,900 Active 182 DOM
5. 2026-06-15
   days on market $324,900 Active 181 DOM
6. 2026-06-13
   days on market $324,900 Active 179 DOM
7. 2026-06-13
   days on market $324,900 Active 178 DOM
8. 2026-06-10
   days on market $324,900 Active 176 DOM
9. 2026-06-09
   days on market $324,900 Active 175 DOM
10. 2026-06-08
    days on market $324,900 Active 174 DOM
11. 2026-06-08
    price $324,900 Active 173 DOM
12. 2026-06-07
    days on market $334,900 Active 173 DOM
13. 2026-06-05
    days on market $334,900 Active 170 DOM
14. 2026-06-03
    days on market $334,900 Active 169 DOM
15. 2026-06-02
    days on market $334,900 Active 168 DOM
16. 2026-06-01
    days on market $334,900 Active 167 DOM
17. 2026-05-31
    days on market $334,900 Active 166 DOM
18. 2026-04-25
    price $334,900 373-char remark

    Show marketing remark (373 chars)

    Spacious 4 bedroom, 2 bath home with an open floor plan and a large screened-in porch for relaxing or entertaining. Features include a 2-car garage, hurricane-proof windows, storm shutters, and a roof just under 5 years old. The large backyard includes a brick shed for additional storage. Move-in ready with updated laminate flooring and room to add your personal touches.

19. 2026-04-24
    price $334,900 373-char remark

    Show marketing remark (373 chars)

    Spacious 4 bedroom, 2 bath home with an open floor plan and a large screened-in porch for relaxing or entertaining. Features include a 2-car garage, hurricane-proof windows, storm shutters, and a roof just under 5 years old. The large backyard includes a brick shed for additional storage. Move-in ready with updated laminate flooring and room to add your personal touches.

20. 2026-03-10
    price $344,900 373-char remark

    Show marketing remark (373 chars)

    Spacious 4 bedroom, 2 bath home with an open floor plan and a large screened-in porch for relaxing or entertaining. Features include a 2-car garage, hurricane-proof windows, storm shutters, and a roof just under 5 years old. The large backyard includes a brick shed for additional storage. Move-in ready with updated laminate flooring and room to add your personal touches.

21. 2026-03-10
    price $344,900 373-char remark

    Show marketing remark (373 chars)

    Spacious 4 bedroom, 2 bath home with an open floor plan and a large screened-in porch for relaxing or entertaining. Features include a 2-car garage, hurricane-proof windows, storm shutters, and a roof just under 5 years old. The large backyard includes a brick shed for additional storage. Move-in ready with updated laminate flooring and room to add your personal touches.

22. 2025-12-16
    listed $355,000 Active 373-char remark

    Show marketing remark (373 chars)

    Spacious 4 bedroom, 2 bath home with an open floor plan and a large screened-in porch for relaxing or entertaining. Features include a 2-car garage, hurricane-proof windows, storm shutters, and a roof just under 5 years old. The large backyard includes a brick shed for additional storage. Move-in ready with updated laminate flooring and room to add your personal touches.

23. 2025-12-16
    listed $355,000 Active 373-char remark

    Show marketing remark (373 chars)

    Spacious 4 bedroom, 2 bath home with an open floor plan and a large screened-in porch for relaxing or entertaining. Features include a 2-car garage, hurricane-proof windows, storm shutters, and a roof just under 5 years old. The large backyard includes a brick shed for additional storage. Move-in ready with updated laminate flooring and room to add your personal touches.

ⓘ 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: $1,552 · $129/mo
• Projected year-2 tax: $1,787 · $149/mo
• Expected delta: +$235/yr (+$20/mo · 15.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,391
• − Mortgage interest: −$18,199
• − Property taxes: −$1,552
• − Insurance: −$6,743
• − Repairs & maintenance: −$2,591
• − Management: −$2,591
• − Depreciation: −$9,452
• Taxable loss: −$8,738
• Est. tax savings @ 24.0%: +$2,097
• After-tax cash flow: $-1,055/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: St. Charles Parish
• NCES district ID: 2201440
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $60,261
• Composite: 40.0/100
• National rank: #3830
• State rank: #14 of 98 in LA

Livability — Luling

• Score: 65/100
• State rank: #144
• US rank: #12653

Category grades

Amenities F Commute F Cost of living A Crime C Employment A Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Luling, LA
• County: Saint Charles Parish · 27,180 people
• City population: 13,960
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 13,960
• Household income: $76,539
• Rent vs Own: 13.0% rent · 87.0% own
• Severe rent burden: 362.0

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 53,296 people
• By 2030: 53,030 · -0.5%
• By 2040: 51,646 · -3.1%
• By 2050: 49,771 · -6.6%
• By 2075: 46,993 · -11.8%
• By 2100: 44,473 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 18% Two or more races 9% Hispanic / Latino 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 18% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Chinese 1% French/Haitian/Cajun 1%

Political lean MEDSL · St. Charles

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -31.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+29.6 2016: R+30.8 2012: R+27.8 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.92%
• Current HPI: 196.2122
• Rent YoY: —
• Metro: New Orleans-Metairie, 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

-5.7% since first listed

6 events — show timeline

• 2026-04-25 Price Changed $334,900 AcadianaMLS
• 2026-04-24 Price Changed $334,900 GSREIN
• 2026-03-10 Price Changed $344,900 AcadianaMLS
• 2026-03-10 Price Changed $344,900 GSREIN
• 2025-12-16 Listed $355,000 GSREIN
• 2025-12-16 Listed $355,000 AcadianaMLS

Property tax history

-0.9%/yr

Latest (2024): $1,552 · -8.1% YoY. Source: county tax records.