104 Jane Ln · St. Rose, LA 70087

$225,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 43 Days on market

Built 1983 $132/sqft · 19% below area Est $228k · at est.

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Why this score? — see what drove the D 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 +8.0/15.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 104 Jane Lane in located int the Fairfield Plantation Subdivision of St. Rose. This 3-bedroom, 2-bath home offers inviting character and comfortable living spaces throughout. Step inside to a spacious living area featuring vaulted ceilings, exposed brick accents, and a charming brick, wood-burning fireplace. Beautiful wood beams separate the living room from the kitchen while still maintaining an open concept feel, creating a stylish and connected layout. The kitchen offers stainless steel appliances, granite countertops, and a functional layout for everyday use. Additional interior features include recessed lighting and a primary bathroom with a walk-in shower. The laundry area and hot water heater are conveniently located in the single-car garage. Outside, enjoy relaxing or entertaining on the covered back patio with wood decking. Great opportunity to own a well-kept property with classic details and practical updates in St. Charles Parish.

Key facts

• Wood beams
• Spacious living area
• Vaulted ceilings

Tags

• SPACIOUS LIVING AREA
• VAULTED CEILINGS
• EXPOSED BRICK ACCENTS
• BRICK WOOD BURNING FIREPLACE
• WOOD BEAMS
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Attached garage with one space
• Utilities: Public water; Public sewer
• Home design: Single-story brick home; Shingle roof; Slab foundation; Property in excellent condition; City lot, rectangular (56 x 90)
• Construction: Brick construction; Shingle roof; Slab foundation; Built as a single-story
• Exterior features: Fenced yard; Covered wood patio/porch

Interior

• Kitchen: Dishwasher; Oven; Range; Disposal; Granite counters; Stainless steel appliances
• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic with pull-down attic stairs; Ceiling fans; Granite counters; Stainless steel appliances; Cable TV; Vaulted ceilings; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-8 ($-100/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (13.3% below list).
• Recommended offer: $195k (13.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Albert Cammon Middle School (math 33% / reading 51%, grade D-, #59 of 218 statewide, top 27%, 307 students, 57% FRL); Destrehan High School (math 39% / reading 51%, grade D-, #56 of 265 statewide, top 21%, 1,482 students, 44% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 43 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y 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.
• Current owner paid $70k; list at $225k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000 (13.3% 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 43 days. Have you received any prior offers? Is the seller open to a 13% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $227,523
• List price: $225,000
• Delta: -1.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 South Pin Oak Dr	0.07mi	3/2.0	1,742 (+2%)	7mo	$329,000	$189	87
307 S Pin Oak Dr	0.10mi	3/2.0	1,640 (-4%)	4mo	$315,000	$192	86
207 Laurel Oak Dr	0.21mi	3/2.0	1,650 (-3%)	3mo	$310,000	$188	83
115 Jane Ln	0.05mi	4/2.0 (+1)	1,749 (+3%)	7mo	$200,000	$114	82
127 E Oakland St	0.20mi	3/2.0	1,729 (+2%)	21mo	$235,000	$136	71
131 Jane Ln	0.14mi	4/2.0 (+1)	1,821 (+7%)	8mo	$245,000	$135	69
139 E Oakland St	0.19mi	3/2.0	1,500 (-12%)	22mo	$230,000	$153	53

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-36,965
• Equity at exit: $33,548

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-32,768
• Equity at exit: $19,454

Cash invested: $63,000 (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 70087

• Home prices YoY: -11.0%
• Active inventory: 20
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$150 /mo · $1,800/yr
• Insurance: −$94
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-8

Break-even live

Break-even rent $1,961

Max offer price $223,526

Occupancy floor 95%

Sensitivity live

Price	-10% $119	-5% $55	+0% $-8	+5% $-72	+10% $-136
Rent	-10% $-162	-5% $-85	+0% $-8	+5% $69	+10% $146
Rate	-1.0pp $105	-0.5pp $49	base $-8	+0.5pp $-67	+1.0pp $-126

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Dell St Saint Rose, LA	3.0	2.0	1220	$1,950	$1.60	17d	1	0.06mi

Listing history 20 events

1. 2026-06-18
   days on market $225,000 Active 43 DOM
2. 2026-06-17
   days on market $225,000 Active 42 DOM
3. 2026-06-16
   days on market $225,000 Active 41 DOM
4. 2026-06-15
   days on market $225,000 Active 40 DOM
5. 2026-06-13
   days on market $225,000 Active 38 DOM
6. 2026-06-13
   days on market $225,000 Active 37 DOM
7. 2026-06-10
   days on market $225,000 Active 35 DOM
8. 2026-06-09
   days on market $225,000 Active 34 DOM
9. 2026-06-08
   days on market $225,000 Active 33 DOM
10. 2026-06-07
    days on market $225,000 Active 32 DOM
11. 2026-06-05
    days on market $225,000 Active 29 DOM
12. 2026-06-03
    days on market $225,000 Active 28 DOM
13. 2026-06-02
    days on market $225,000 Active 27 DOM
14. 2026-06-01
    days on market $225,000 Active 26 DOM
15. 2026-05-31
    days on market $225,000 Active 25 DOM
16. 2026-05-06
    listed $225,000 Active 967-char remark

    Show marketing remark (967 chars)

    Welcome to 104 Jane Lane in located int the Fairfield Plantation Subdivision of St. Rose. This 3-bedroom, 2-bath home offers inviting character and comfortable living spaces throughout. Step inside to a spacious living area featuring vaulted ceilings, exposed brick accents, and a charming brick, wood-burning fireplace. Beautiful wood beams separate the living room from the kitchen while still maintaining an open concept feel, creating a stylish and connected layout. The kitchen offers stainless steel appliances, granite countertops, and a functional layout for everyday use. Additional interior features include recessed lighting and a primary bathroom with a walk-in shower. The laundry area and hot water heater are conveniently located in the single-car garage. Outside, enjoy relaxing or entertaining on the covered back patio with wood decking. Great opportunity to own a well-kept property with classic details and practical updates in St. Charles Parish.

17. 2026-05-06
    listed $225,000 Active 967-char remark

    Show marketing remark (967 chars)

    Welcome to 104 Jane Lane in located int the Fairfield Plantation Subdivision of St. Rose. This 3-bedroom, 2-bath home offers inviting character and comfortable living spaces throughout. Step inside to a spacious living area featuring vaulted ceilings, exposed brick accents, and a charming brick, wood-burning fireplace. Beautiful wood beams separate the living room from the kitchen while still maintaining an open concept feel, creating a stylish and connected layout. The kitchen offers stainless steel appliances, granite countertops, and a functional layout for everyday use. Additional interior features include recessed lighting and a primary bathroom with a walk-in shower. The laundry area and hot water heater are conveniently located in the single-car garage. Outside, enjoy relaxing or entertaining on the covered back patio with wood decking. Great opportunity to own a well-kept property with classic details and practical updates in St. Charles Parish.

18. 1994-09-23
    soldstatus $69,500
19. 1994-06-17
    listed $69,500
20. 1994-06-17
    listed $69,500

ⓘ 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: $1,800 · $150/mo
• Projected year-2 tax: $1,800 · $150/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 6/10 Major FEMA zone A99 · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $23,400
• − Mortgage interest: −$12,603
• − Property taxes: −$1,800
• − Insurance: −$2,628
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,545
• Taxable loss: −$3,920
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $841/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 — St. Rose

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Rose, LA
• Population (ZIP): 6,939

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 43% White 35% Hispanic / Latino 18% Two or more races 5%
• Common ancestry: Lithuanian 9% Italian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Spanish 17% Other Asian/Pacific 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: ▼ -27.55%
• Current HPI: 222.4641
• Rent YoY: —
• Metro: —
• 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

+223.7% since first listed

5 events — show timeline

• 2026-05-06 Listed $225,000 AcadianaMLS
• 2026-05-06 Listed $225,000 GSREIN
• 1994-09-23 Sold (MLS) $69,500 GSREIN
• 1994-06-17 Listed $69,500 AcadianaMLS
• 1994-06-17 Listed $69,500 GSREIN

Property tax history

+4.1%/yr

Latest (2024): $1,800 · +3.1% YoY. Source: county tax records.