125 River Oaks Dr · Luling, LA 70070

$249,000

4 bd · 3.0 ba · 2,950 sqft · SingleFamily public records · 99 Days on market

Built 1961 $84/sqft · 19% below area Est $336k · 26% under ↓ 16% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• 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

Don't miss this rare opportunity to customize this grand dame. She has all the space you will need to fulfill all your dreams whether its entertaining, crafting, working from home or just raising a family. It's ready for a complete makeover or can move in and live as it is. This unique home comes with a full house generator, newer roof since Hurricane Ida, brick fireplace, detached workshop and garages, unique cabinetry, build in shelving, lots of storage, large eat in kitchen, living room and separate den for entertaining. Call for your private showing today.

Key facts

• Full house generator
• Large eat in kitchen
• Unique cabinetry

Tags

• FULL HOUSE GENERATOR
• DETACHED WORKSHOP
• UNIQUE CABINETRY
• BUILD IN SHELVING
• LARGE EAT IN KITCHEN
• SEPARATE DEN

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $215 ($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 $222k (10.7% below list).
• Recommended offer: $222k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; solid renter incomes; 74 units permitted in St. Charles Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $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 99 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $46k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,398 (10.7% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 0.89% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (median comp): $336,082
• List price: $249,000
• Delta: -25.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Oak Ln	0.24mi	4/2.5	2,975 (+1%)	22mo	$301,000	$101	67
320 Monsanto Ave	0.45mi	4/3.0	2,720 (-8%)	5mo	$272,000	$100	62
330 Saint Nicholas St	0.60mi	4/3.0	3,152 (+7%)	3mo	$330,000	$105	58
320 River Oaks Dr	0.41mi	4/3.0	2,572 (-13%)	10mo	$378,000	$147	51
100 Catherine Dr	0.69mi	4/3.0	2,936 (-0%)	23mo	$290,000	$99	48
308 Monsanto Ave	0.38mi	4/2.0	2,530 (-14%)	22mo	$149,900	$59	37
101 Franklin St	0.64mi	4/2.5	2,509 (-15%)	13mo	$430,000	$171	32

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-26,706
• Equity at exit: $37,127

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-5,901
• Equity at exit: $21,529

Cash invested: $69,720 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,224 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $215

Break-even live

Break-even rent $1,951

Max offer price $249,000

Occupancy floor 85%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $249,000 Active 99 DOM
2. 2026-06-17
   days on market $249,000 Active 98 DOM
3. 2026-06-16
   days on market $249,000 Active 97 DOM
4. 2026-06-15
   days on market $249,000 Active 96 DOM
5. 2026-06-13
   days on market $249,000 Active 94 DOM
6. 2026-06-13
   days on market $249,000 Active 93 DOM
7. 2026-06-10
   days on market $249,000 Active 91 DOM
8. 2026-06-09
   days on market $249,000 Active 90 DOM
9. 2026-06-08
   days on market $249,000 Active 89 DOM
10. 2026-06-07
    days on market $249,000 Active 88 DOM
11. 2026-06-05
    days on market $249,000 Active 85 DOM
12. 2026-06-03
    days on market $249,000 Active 84 DOM
13. 2026-06-02
    days on market $249,000 Active 83 DOM
14. 2026-06-01
    days on market $249,000 Active 82 DOM
15. 2026-05-31
    days on market $249,000 Active 81 DOM
16. 2026-05-14
    price $249,000 566-char remark

    Show marketing remark (566 chars)

    Don't miss this rare opportunity to customize this grand dame. She has all the space you will need to fulfill all your dreams whether its entertaining, crafting, working from home or just raising a family. It's ready for a complete makeover or can move in and live as it is. This unique home comes with a full house generator, newer roof since Hurricane Ida, brick fireplace, detached workshop and garages, unique cabinetry, build in shelving, lots of storage, large eat in kitchen, living room and separate den for entertaining. Call for your private showing today.

17. 2026-05-14
    price $249,000 566-char remark

    Show marketing remark (566 chars)

    Don't miss this rare opportunity to customize this grand dame. She has all the space you will need to fulfill all your dreams whether its entertaining, crafting, working from home or just raising a family. It's ready for a complete makeover or can move in and live as it is. This unique home comes with a full house generator, newer roof since Hurricane Ida, brick fireplace, detached workshop and garages, unique cabinetry, build in shelving, lots of storage, large eat in kitchen, living room and separate den for entertaining. Call for your private showing today.

18. 2026-03-09
    listed $295,000 Active 566-char remark

    Show marketing remark (566 chars)

    Don't miss this rare opportunity to customize this grand dame. She has all the space you will need to fulfill all your dreams whether its entertaining, crafting, working from home or just raising a family. It's ready for a complete makeover or can move in and live as it is. This unique home comes with a full house generator, newer roof since Hurricane Ida, brick fireplace, detached workshop and garages, unique cabinetry, build in shelving, lots of storage, large eat in kitchen, living room and separate den for entertaining. Call for your private showing today.

19. 2026-03-09
    listed $295,000 Active 566-char remark

    Show marketing remark (566 chars)

    Don't miss this rare opportunity to customize this grand dame. She has all the space you will need to fulfill all your dreams whether its entertaining, crafting, working from home or just raising a family. It's ready for a complete makeover or can move in and live as it is. This unique home comes with a full house generator, newer roof since Hurricane Ida, brick fireplace, detached workshop and garages, unique cabinetry, build in shelving, lots of storage, large eat in kitchen, living room and separate den for entertaining. Call for your private showing today.

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$583/yr (+$49/mo · 74.1%)

ⓘ 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 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: $26,688
• − Mortgage interest: −$13,948
• − Property taxes: −$787
• − Insurance: −$2,042
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − Depreciation: −$7,244
• Taxable loss: −$1,603
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $2,970/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

-15.6% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $249,000 AcadianaMLS
• 2026-05-14 Price Changed $249,000 GSREIN
• 2026-03-09 Listed $295,000 GSREIN
• 2026-03-09 Listed $295,000 AcadianaMLS

Property tax history

-0.9%/yr

Latest (2024): $787 · -8.1% YoY. Source: county tax records.