106 Flowerwood Ct · Luling, LA 70070

$299,000

4 bd · 3.0 ba · 2,931 sqft · SingleFamily public records · 15 Days on market

Built 1976 0.25 ac lot Est $454k · 34% 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 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

WELL TAKEN CARE OF THROUGH THE YEARS and ready for its next chapter! Located in a convenient area of Luling near Mimosa Park Elementary, Lakewood Elementary, and just minutes from Hahnville High School! This spacious one-owner home offers 4 BEDROOMS PLUS AN OFFICE that could easily serve as a 5TH BEDROOM, providing plenty of flexibility for growing families, guests, or working from home. Features include a FULLY FENCED YARD, roof replaced in 2021, and generous living spaces throughout. A wonderful opportunity to update and personalize to your own style -- MAKE THIS HOME YOUR OWN! ****PLEASE NOTE**** Some photos, including the pool and select exterior images, have been virtually enhanced/staged for visualization purposes.

Key facts

• Fully fenced yard
• 0.25 acre lot
• Garage

Tags

• FULLY FENCED YARD
• GENEROUS LIVING SPACES

Property features AI

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer
• Home design: Single family residence (detached); Residential property
• Construction: Aluminum siding; Brick exterior; Slab foundation; Built with 3628 square feet
• Exterior features: Covered patio; Patio; Chain link fencing

Interior

• Kitchen: Eat-in kitchen
• Flooring: Wood flooring; Carpet flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Laundry room
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/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 $274k (8.3% below list).
• Recommended offer: $274k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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.
• Market conditions: 151 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 15 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,203 (8.3% below list)

Questions for the listing agent

1. Built in 1976 — 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: 0.92% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $454,305
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Lake Catherine Dr	0.45mi	4/2.5	2,888 (-2%)	2mo	$450,000	$156	73
330 Saint Nicholas St	0.37mi	4/3.0	3,152 (+8%)	3mo	$330,000	$105	68
320 Monsanto Ave	0.67mi	4/3.0	2,720 (-7%)	5mo	$272,000	$100	53
222 Olivia Dr	0.51mi	4/2.0	2,636 (-10%)	4mo	$403,151	$153	52
206 Olivia Dr	0.46mi	4/2.0	2,636 (-10%)	7mo	$406,467	$154	52
133 Olivia Dr	0.43mi	4/2.0	2,636 (-10%)	10mo	$399,630	$152	51
124 Olivia Dr	0.39mi	4/2.0	2,636 (-10%)	13mo	$410,615	$156	51
306 Olivia Dr	0.65mi	4/2.0	2,636 (-10%)	4mo	$408,511	$155	45
223 Beaupre Dr	0.66mi	4/3.0	2,657 (-9%)	10mo	$705,000	$265	45
308 Sophia Dr	0.63mi	5/4.0 (+1)	3,210 (+10%)	1mo	$519,567	$162	45
118 Allison Dr	0.59mi	5/4.0 (+1)	3,105 (+6%)	11mo	$480,000	$155	45
320 River Oaks Dr	0.59mi	4/3.0	2,572 (-12%)	10mo	$378,000	$147	44

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-27,880
• Equity at exit: $44,582

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,942
• Equity at exit: $25,852

Cash invested: $83,720 (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: $2,742 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $324

Break-even live

Break-even rent $2,331

Max offer price $299,000

Occupancy floor 83%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.96mi
115 Savanna Dr Luling, LA	4.0	2.0	2233	$2,700	$1.21	43d	1	1.16mi

Listing history 12 events

1. 2026-06-18
   days on market $299,000 Active 15 DOM
2. 2026-06-17
   days on market $299,000 Active 14 DOM
3. 2026-06-16
   days on market $299,000 Active 13 DOM
4. 2026-06-15
   days on market $299,000 Active 12 DOM
5. 2026-06-13
   days on market $299,000 Active 10 DOM
6. 2026-06-13
   days on market $299,000 Active 9 DOM
7. 2026-06-10
   days on market $299,000 Active 7 DOM
8. 2026-06-09
   days on market $299,000 Active 6 DOM
9. 2026-06-08
   days on market $299,000 Active 5 DOM
10. 2026-06-07
    days on market $299,000 Active 4 DOM
11. 2026-06-05
    remarks 693-char remark
12. 2026-06-05
    listed $299,000 Active 1 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: $992 · $83/mo
• Projected year-2 tax: $1,644 · $137/mo
• Expected delta: +$652/yr (+$54/mo · 65.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $32,904
• − Mortgage interest: −$16,749
• − Property taxes: −$992
• − Insurance: −$2,292
• − Repairs & maintenance: −$2,632
• − Management: −$2,632
• − Depreciation: −$8,698
• Taxable loss: −$1,092
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $4,156/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

+0.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $299,000 GBRMLS
• 2026-06-03 Listed $299,000 AcadianaMLS

Property tax history

-0.9%/yr

Latest (2024): $992 · -8.1% YoY. Source: county tax records.