123 Louis The 1st St · Luling, LA 70070

$126,000

3 bd · 1.0 ba · 1,083 sqft · SingleFamily public records · 29 Days on market

Built 1954 4,887 sqft lot Est $187k · 33% under ↓ 19% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Endless possibilities await. This home has already been partially gutted and is ready for someone with vision to bring it back to life. Whether you're dreaming of a modern open floor plan, a charming historic restoration, or a high-end investment property, the groundwork is already done. The potential here is huge--just bring your creativity and make it your own.

Key facts

• 4,887 sq ft lot
• Parking
• Built 1954

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Aluminum siding exterior; Shingle roof; Slab foundation
• Construction: Built with aluminum siding
• Exterior features: City lot; Rectangular lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Wood-burning fireplace; Total of 6 rooms; Property reported in poor condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $124k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $871 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $124,110 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.74%
• DSCR: 1.92
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $187,359
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 Marcia Dr	0.41mi	3/2.0	1,096 (+1%)	8mo	$205,000	$187	69
118 Louis The 1st St	0.04mi	3/1.0	964 (-11%)	22mo	$80,000	$83	61
121 Badalamenti St	0.06mi	3/1.5	1,193 (+10%)	22mo	$195,000	$163	60
326 Barton Ave	0.42mi	3/1.5	1,152 (+6%)	12mo	$199,000	$173	58
301 Barton Ave	0.28mi	3/1.0	981 (-9%)	16mo	$119,275	$122	58
177 Celia Dr	0.16mi	3/2.0	1,228 (+13%)	11mo	$220,000	$179	57
391 Marcia Dr	0.44mi	3/2.0	1,050 (-3%)	17mo	$210,000	$200	56

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: 13.1%
• Equity multiple: 1.52×
• Total profit: $18,368
• Equity at exit: $18,787

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $65,812
• Equity at exit: $10,894

Cash invested: $35,280 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$661
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $610

Break-even live

Break-even rent $955

Max offer price $126,000

Occupancy floor 60%

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Barton Ave Luling, LA	3.0	2.0	1475	$1,800	$1.22	17d	1	0.34mi
126 Lakewood Dr Unit 29 Luling, LA	2.0	1.5	1100	$1,235	$1.12	3d	1	1.16mi
126 Lakewood Dr Unit 44 Luling, LA	2.0	1.5	1100	$1,235	$1.12	44d	1	1.16mi
121 Lakewood Dr Unit 60 Luling, LA	2.0	1.0	1266	$1,250	$0.99	24d	1	1.17mi
133 Lakewood Dr Unit A Luling, LA	3.0	1.5	1472	$1,700	$1.15	21d	1	1.24mi

Listing history 19 events

1. 2026-06-18
   days on market $126,000 Active 29 DOM
2. 2026-06-17
   days on market $126,000 Active 28 DOM
3. 2026-06-16
   days on market $126,000 Active 27 DOM
4. 2026-06-16
   price $126,000 Active 26 DOM
5. 2026-06-15
   days on market $133,000 Active 26 DOM
6. 2026-06-13
   days on market $133,000 Active 24 DOM
7. 2026-06-13
   days on market $133,000 Active 23 DOM
8. 2026-06-10
   days on market $133,000 Active 21 DOM
9. 2026-06-09
   days on market $133,000 Active 20 DOM
10. 2026-06-08
    days on market $133,000 Active 19 DOM
11. 2026-06-07
    days on market $133,000 Active 18 DOM
12. 2026-06-05
    days on market $133,000 Active 15 DOM
13. 2026-06-03
    days on market $133,000 Active 14 DOM
14. 2026-06-02
    days on market $133,000 Active 13 DOM
15. 2026-06-01
    days on market $133,000 Active 12 DOM
16. 2026-05-31
    days on market $133,000 Active 11 DOM
17. 2026-05-20
    listed $133,000 Active

    Show marketing remark (365 chars)

    Endless possibilities await. This home has already been partially gutted and is ready for someone with vision to bring it back to life. Whether you're dreaming of a modern open floor plan, a charming historic restoration, or a high-end investment property, the groundwork is already done. The potential here is huge--just bring your creativity and make it your own.

18. 2026-05-20
    listed $133,000 Active 365-char remark

    Show marketing remark (365 chars)

    Endless possibilities await. This home has already been partially gutted and is ready for someone with vision to bring it back to life. Whether you're dreaming of a modern open floor plan, a charming historic restoration, or a high-end investment property, the groundwork is already done. The potential here is huge--just bring your creativity and make it your own.

19. 2026-03-10
    listed $165,000 Active

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $693 · $58/mo
• Expected delta: +$197/yr (+$16/mo · 39.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 14% 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: $20,723
• − Mortgage interest: −$7,058
• − Property taxes: −$496
• − Insurance: −$630
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$3,665
• Taxable income: $5,558
• Est. tax owed @ 24.0%: −$1,334
• After-tax cash flow: $5,982/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

-19.4% since first listed

3 events — show timeline

• 2026-05-20 Listed $133,000 AcadianaMLS
• 2026-05-20 Listed $133,000 GSREIN
• 2026-03-10 Listed $165,000 AcadianaMLS

Property tax history

-1.6%/yr

Latest (2024): $496 · -11.7% YoY. Source: county tax records.