25 Patricia Ct · Luling, LA 70070

$299,900

4 bd · 2.5 ba · 2,400 sqft · SingleFamily public records · 248 Days on market

Built 1974 $125/sqft · 24% below area Est $393k · 24% under ↓ 8% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• 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

Welcome to Willowdale! 4 bed|2.5 bath. Grow into this well-maintained home featuring beautifully sized rooms. Bring your ideas & touches to make it your own. Dbl Detached garage. Bdrms have new engineered wood flooring. Whole house generator.

Key facts

• Well maintained home
• Garage
• Built 1974

Tags

• WELL MAINTAINED HOME
• NEW ENGINEERED WOOD FLOORING
• WHOLE HOUSE GENERATOR

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/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 $276k (8.1% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: 151 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 43% 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 $9k 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 248 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (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 $263,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.92% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $393,352
• List price: $299,900
• Delta: -23.76%
• 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
115 Asphodel Dr	0.37mi	4/2.5	2,317 (-4%)	4mo	$325,000	$140	74
203 Olivia Dr	0.40mi	4/2.0	2,314 (-4%)	0mo	$389,793	$168	73
335 Olivia Dr	0.36mi	4/2.0	2,204 (-8%)	1mo	$375,993	$171	67
250 Olivia Dr	0.37mi	4/2.0	2,204 (-8%)	1mo	$378,389	$172	66
342 Olivia Dr	0.40mi	4/2.0	2,204 (-8%)	0mo	$387,192	$176	65
145 Olivia Dr	0.40mi	4/2.0	2,204 (-8%)	2mo	$376,362	$171	64
358 Olivia Dr	0.43mi	4/2.0	2,204 (-8%)	3mo	$382,167	$173	62
222 Olivia Dr	0.39mi	4/2.0	2,636 (+10%)	4mo	$403,151	$153	60
117 Wisteria Lane Ln	0.48mi	4/3.0	2,619 (+9%)	2mo	$450,000	$172	59
362 Olivia Dr	0.44mi	4/2.0	2,636 (+10%)	4mo	$415,634	$158	58
110 Sophia Dr	0.55mi	4/3.0	2,209 (-8%)	2mo	$398,310	$180	58
103 Ivy Ln	0.70mi	3/3.0 (-1)	2,100 (-12%)	1mo	$280,000	$133	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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-34,531
• Equity at exit: $44,716

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-12,038
• Equity at exit: $25,930

Cash invested: $83,972 (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: 151
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,757 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$125
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $221

Break-even live

Break-even rent $2,477

Max offer price $299,900

Occupancy floor 87%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 Willowdale Blvd Luling, LA	4.0	3.0	2805	$3,000	$1.07	21d	1	0.21mi
115 Savanna Dr Luling, LA	4.0	2.0	2233	$2,700	$1.21	44d	1	0.36mi
324 River Oaks Dr Luling, LA	3.0	2.0	1900	$2,200	$1.16	23d	1	1.25mi

Listing history 21 events

1. 2026-06-18
   days on market $299,900 Active 248 DOM
2. 2026-06-17
   days on market $299,900 Active 247 DOM
3. 2026-06-16
   days on market $299,900 Active 246 DOM
4. 2026-06-15
   days on market $299,900 Active 245 DOM
5. 2026-06-13
   days on market $299,900 Active 243 DOM
6. 2026-06-13
   days on market $299,900 Active 242 DOM
7. 2026-06-10
   days on market $299,900 Active 240 DOM
8. 2026-06-09
   days on market $299,900 Active 239 DOM
9. 2026-06-08
   days on market $299,900 Active 238 DOM
10. 2026-06-07
    days on market $299,900 Active 237 DOM
11. 2026-06-05
    days on market $299,900 Active 234 DOM
12. 2026-06-03
    days on market $299,900 Active 233 DOM
13. 2026-06-02
    days on market $299,900 Active 232 DOM
14. 2026-06-01
    days on market $299,900 Active 231 DOM
15. 2026-05-31
    days on market $299,900 Active 230 DOM
16. 2026-03-13
    price $299,900 246-char remark

    Show marketing remark (248 chars)

    Welcome to Willowdale! 4 bed|2.5 bath. Grow into this well-maintained home featuring beautifully sized rooms. Bring your ideas & touches to make it your own. Dbl Detached garage. Bdrms have new engineered wood flooring. Whole house generator.

17. 2026-03-13
    price $299,900 248-char remark

    Show marketing remark (248 chars)

    Welcome to Willowdale! 4 bed|2.5 bath. Grow into this well-maintained home featuring beautifully sized rooms. Bring your ideas & touches to make it your own. Dbl Detached garage. Bdrms have new engineered wood flooring. Whole house generator.

18. 2025-12-11
    price $315,000 246-char remark

    Show marketing remark (248 chars)

    Welcome to Willowdale! 4 bed|2.5 bath. Grow into this well-maintained home featuring beautifully sized rooms. Bring your ideas & touches to make it your own. Dbl Detached garage. Bdrms have new engineered wood flooring. Whole house generator.

19. 2025-12-11
    price $315,000 248-char remark

    Show marketing remark (248 chars)

    Welcome to Willowdale! 4 bed|2.5 bath. Grow into this well-maintained home featuring beautifully sized rooms. Bring your ideas & touches to make it your own. Dbl Detached garage. Bdrms have new engineered wood flooring. Whole house generator.

20. 2025-09-19
    listed $325,000 Active 246-char remark

    Show marketing remark (248 chars)

    Welcome to Willowdale! 4 bed|2.5 bath. Grow into this well-maintained home featuring beautifully sized rooms. Bring your ideas & touches to make it your own. Dbl Detached garage. Bdrms have new engineered wood flooring. Whole house generator.

21. 2025-09-19
    listed $325,000 Active 248-char remark

    Show marketing remark (248 chars)

    Welcome to Willowdale! 4 bed|2.5 bath. Grow into this well-maintained home featuring beautifully sized rooms. Bring your ideas & touches to make it your own. Dbl Detached garage. Bdrms have new engineered wood flooring. Whole house generator.

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$361/yr (+$30/mo · 28.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AH · 76% 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: $33,089
• − Mortgage interest: −$16,799
• − Property taxes: −$1,288
• − Insurance: −$3,324
• − Repairs & maintenance: −$2,647
• − Management: −$2,647
• − Depreciation: −$8,724
• Taxable loss: −$2,341
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $3,217/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

-7.7% since first listed

6 events — show timeline

• 2026-03-13 Price Changed $299,900 AcadianaMLS
• 2026-03-13 Price Changed $299,900 GSREIN
• 2025-12-11 Price Changed $315,000 AcadianaMLS
• 2025-12-11 Price Changed $315,000 GSREIN
• 2025-09-19 Listed $325,000 GSREIN
• 2025-09-19 Listed $325,000 AcadianaMLS

Property tax history

-0.9%/yr

Latest (2024): $1,288 · -8.1% YoY. Source: county tax records.