600 Kinler St · Luling, LA 70070

$189,000

3 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 11 Days on market

Built 1956 1,502 sqft lot Est $241k · 22% under

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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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Schools +4.0/10.0
• 1% rule +3.6/10.0
• 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

PRICED TO SELL & MOVE-IN READY! Welcome home to 600 Kinler Street, a beautifully updated 3-bedroom, 2-bathroom single-family gem perfectly situated in the highly sought-after community of Luling. Nestled within the top-rated St. Charles Parish school district, this property combines an unbeatable location with extensive modern upgrades. It offers an incredible, turnkey opportunity for first-time homebuyers, downsizers, or savvy investors looking for a pristine, low-maintenance home. The home features brand-new, wood-look waterproof laminate flooring--giving you the gorgeous aesthetic of hardwood with ultimate everyday durability and absolutely zero carpet. The heart of the home features a freshly updated kitchen equipped with sleek new cabinets offering ample storage and a modern look for the chef. Both bathrooms have also been updated, and one features a beautiful tiled shower. Outside you'll find a large yard perfect for hosting. Schedule your private tour today before it's gone! Property is also available for lease.

Key facts

• Large yard
• Updated kitchen
• Tiled shower

Tags

• UPDATED KITCHEN
• LARGE YARD
• TILED SHOWER

Property features AI

Exterior

• Parking: Covered carport with two spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Very good condition
• Construction: Wood siding; Metal roof; Built with a raised foundation
• Exterior features: City lot; Oversized lot; Lot dimensions approximately 105 x 81

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Carbon monoxide detector; Pantry
• Laundry & utility: Washer hookup; Dryer hookup

🏷️ Possibly a rental listed for sale. The $189,000 price doesn't fit this home's estimated sale value (~$240,828) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $48 ($580/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 $163k (13.6% below list).
• Recommended offer: $163k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Luling Elementary School (math 27% / reading 29%, grade F, #355 of 646 statewide, top 55%, 734 students, 68% FRL); R.K. Smith Middle School (math 24% / reading 51%, grade F, #75 of 218 statewide, top 35%, 342 students, 67% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 74 units permitted in St. Charles Parish in 2024 (0 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.
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 29y ago; this cycle's ask is 11712% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $43k; list at $189k implies a 343% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $163,373 (13.6% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $240,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Ellington Ave	0.16mi	3/2.0	1,290 (-2%)	9mo	$251,000	$195	82
509 Lauve Ln	0.19mi	4/2.0 (+1)	1,309 (-0%)	4mo	$249,900	$191	81
722 Luling Ave	0.33mi	3/2.0	1,354 (+3%)	12mo	$250,000	$185	70
511 Lauve Ln	0.19mi	3/2.0	1,437 (+9%)	7mo	$293,000	$204	70
834 Mongrue St	0.41mi	3/2.0	1,386 (+5%)	11mo	$239,500	$173	63
1023 Gassen St	0.63mi	3/2.0	1,341 (+2%)	6mo	$228,000	$170	62
1008 Gassen St	0.54mi	3/2.0	1,456 (+11%)	2mo	$275,000	$189	55
215 Easy St	0.18mi	2/1.0 (-1)	1,464 (+11%)	14mo	$250,000	$171	52
303 Talbot Dr	0.26mi	4/2.0 (+1)	1,495 (+14%)	10mo	$227,500	$152	52
1262 Luling Estates Dr	0.74mi	4/2.0 (+1)	1,240 (-6%)	2mo	$152,000	$123	49
805 Luling Ave	0.38mi	3/1.0	1,125 (-14%)	9mo	$185,000	$164	47
1106 Gassen St	0.71mi	3/2.0	1,450 (+10%)	13mo	$265,000	$183	39

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-27,563
• Equity at exit: $28,181

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-20,097
• Equity at exit: $16,341

Cash invested: $52,920 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$991
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $48

Break-even live

Break-even rent $1,573

Max offer price $189,000

Occupancy floor 92%

Sensitivity live

Price	-10% $155	-5% $102	+0% $48	+5% $-5	+10% $-59
Rent	-10% $-81	-5% $-16	+0% $48	+5% $113	+10% $177
Rate	-1.0pp $144	-0.5pp $96	base $48	+0.5pp $-1	+1.0pp $-50

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Gassen St Unit 1 Luling, LA	2.0	1.0	975	$1,300	$1.33	13d	1	0.11mi
126 Gassen St Luling, LA	2.0	1.0	878	$1,400	$1.59	45d	1	0.26mi
300 Saint Charles Blvd Luling, LA	3.0	2.0	1500	$1,700	$1.13	45d	1	0.27mi
827 Milling Ave Luling, LA	2.0–3.0	1.0	839	$1,150	$1.37	19d	1	0.41mi
1220 Paul Maillard Rd Apt 7 Luling, LA	3.0	1.0	1008	$1,400	$1.39	45d	1	0.58mi

Listing history 8 events

1. 2026-06-21
   days on market $189,000 Active 11 DOM
2. 2026-06-18
   days on market $189,000 Active 8 DOM
3. 2026-06-17
   days on market $189,000 Active 7 DOM
4. 2026-06-16
   days on market $189,000 Active 6 DOM
5. 2026-06-15
   days on market $189,000 Active 5 DOM
6. 2026-06-13
   days on market $189,000 Active 3 DOM
7. 2026-06-13
   remarks 689-char remark
8. 2026-06-13
   listed $189,000 Active 2 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: $1,272 · $106/mo
• Projected year-2 tax: $1,272 · $106/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 (shaded) · 90% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,605
• − Mortgage interest: −$10,587
• − Property taxes: −$1,272
• − Insurance: −$1,742
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$5,498
• Taxable loss: −$2,631
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $1,211/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

-93.8% since first listed

12 events — show timeline

• 2026-06-12 Listed for Rent $1,600 RAAMLS
• 2026-06-10 Listed $189,000 GSREIN
• 2026-06-10 Listed $189,000 AcadianaMLS
• 2016-12-22 Sold (MLS) $42,680 GSREIN
• 2016-11-29 Pending — GSREIN
• 2016-11-20 Price Changed $44,000 GSREIN
• 2016-10-13 Price Changed $49,500 GSREIN
• 2016-08-23 Listed $55,000 GSREIN
• 2016-08-23 Listed $44,000 AcadianaMLS
• 1997-03-19 Listed $26,000 GSREIN
• 1997-03-19 Listed $26,000 AcadianaMLS
• 1997-03-19 Sold (MLS) $26,000 GSREIN

Property tax history

+5.3%/yr

Latest (2024): $1,272 · +16.6% YoY. Source: county tax records.