5 Zee Ann Dr · Luling, LA 70070

$365,000

4 bd · 2.5 ba · 3,002 sqft · SingleFamily public records · 199 Days on market

Built 1994 0.34 ac lot $122/sqft · 17% below area Est $440k · 17% under ↓ 30% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• Schools +4.0/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED Seller...LUXURY LIVING...On Hole #15 at the Grand Ridge Golf Course. This home in Willowdale Subdivision features a sunken den with fireplace open to the kitchen/dining room area. The primary bedroom and primary bathroom are downstairs awaiting you. Upstairs has 3 bedrooms and a guest bathroom for the rest of the family. This home has never flooded since it was built and it sits more than 6 feet above sea level. Many items around the home have been updated such as the roof in 2022, and the back deck in 2023. A list of additional items is available in attachments for review. Sitting on your covered backyard patio or deck you can see golfers playing the par 5 #15 hole and nature at it's best. The country club membership offers golf, swimming and tennis courts. The St Charles offers top notch public schools in the district for the kids. Additional features include a two car garage with extra space for storage and the foundation was poured with reinforced rebar for extra strength. This home offers an idea sanctuary for those seeking a vibrant and enjoyable lifestyle. Schedule your showing today before this one gets away.

Key facts

• 0.34 acre lot
• Garage
• Built 1994

Tags

• SUNKEN DEN WITH FIREPLACE
• COVERED BACKYARD PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (24.5% below list).
• Recommended offer: $276k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 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 $3k of loan paydown is wiped out by about $11k 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 199 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,510 (24.5% 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 199 days. Have you received any prior offers? Is the seller open to a 25% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 11.0

CMA / ARV

• ARV (median comp): $439,610
• List price: $365,000
• Delta: -16.97%
• 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
11 Zee Ann Dr	0.06mi	4/2.5	3,111 (+4%)	15mo	$500,000	$161	79
104 Live Oak Ln	0.42mi	4/3.0	2,893 (-4%)	2mo	$550,000	$190	71
108 Liveoak Ln	0.45mi	3/3.0 (-1)	2,971 (-1%)	1mo	$459,000	$154	69
102 Wisteria Ln	0.41mi	5/2.5 (+1)	3,043 (+1%)	13mo	$475,000	$156	63
615 Willowridge Dr	0.56mi	4/3.0	2,763 (-8%)	2mo	$472,000	$171	57
115 Dogwood Dr	0.50mi	4/3.0	2,900 (-3%)	14mo	$470,000	$162	57
201 Laurel Ct	0.69mi	4/3.0	3,059 (+2%)	12mo	$475,000	$155	53
117 Wisteria Lane Ln	0.53mi	4/3.0	2,619 (-13%)	2mo	$450,000	$172	50
26 Weinning Dr	0.72mi	4/3.5	3,002 (0%)	16mo	$365,000	$122	48
129 East Heather Dr	0.58mi	4/2.5	3,324 (+11%)	13mo	$490,000	$147	44
621 Willowdale Blvd	0.68mi	5/3.5 (+1)	3,200 (+7%)	9mo	$509,000	$159	41
128 Cottage Dr	0.67mi	4/2.5	2,730 (-9%)	16mo	$407,000	$149	41

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-79,168
• Equity at exit: $54,423

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-94,658
• Equity at exit: $31,559

Cash invested: $102,200 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,755 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$273 /mo · $3,276/yr
• Insurance: −$152
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-315

Break-even live

Break-even rent $3,153

Max offer price $309,404

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-211	+0% $-315	+5% $-418	+10% $-521
Rent	-10% $-532	-5% $-424	+0% $-315	+5% $-206	+10% $-97
Rate	-1.0pp $-131	-0.5pp $-222	base $-315	+0.5pp $-409	+1.0pp $-506

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: $91,250
• Closing costs: $10,950
• 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	22d	1	0.39mi
115 Savanna Dr Luling, LA	4.0	2.0	2233	$2,700	$1.21	44d	1	0.69mi

Listing history 39 events

1. 2026-06-18
   days on market $365,000 Active 199 DOM
2. 2026-06-17
   days on market $365,000 Active 198 DOM
3. 2026-06-16
   days on market $365,000 Active 197 DOM
4. 2026-06-15
   days on market $365,000 Active 196 DOM
5. 2026-06-13
   days on market $365,000 Active 194 DOM
6. 2026-06-13
   days on market $365,000 Active 193 DOM
7. 2026-06-10
   days on market $365,000 Active 191 DOM
8. 2026-06-09
   days on market $365,000 Active 190 DOM
9. 2026-06-08
   days on market $365,000 Active 189 DOM
10. 2026-06-07
    days on market $365,000 Active 188 DOM
11. 2026-06-05
    days on market $365,000 Active 185 DOM
12. 2026-06-03
    days on market $365,000 Active 184 DOM
13. 2026-06-02
    days on market $365,000 Active 183 DOM
14. 2026-06-01
    days on market $365,000 Active 182 DOM
15. 2026-05-31
    days on market $365,000 Active 181 DOM
16. 2026-01-30
    price $365,000 1144-char remark

    Show marketing remark (1144 chars)

    MOTIVATED Seller...LUXURY LIVING...On Hole #15 at the Grand Ridge Golf Course. This home in Willowdale Subdivision features a sunken den with fireplace open to the kitchen/dining room area. The primary bedroom and primary bathroom are downstairs awaiting you. Upstairs has 3 bedrooms and a guest bathroom for the rest of the family. This home has never flooded since it was built and it sits more than 6 feet above sea level. Many items around the home have been updated such as the roof in 2022, and the back deck in 2023. A list of additional items is available in attachments for review. Sitting on your covered backyard patio or deck you can see golfers playing the par 5 #15 hole and nature at it's best. The country club membership offers golf, swimming and tennis courts. The St Charles offers top notch public schools in the district for the kids. Additional features include a two car garage with extra space for storage and the foundation was poured with reinforced rebar for extra strength. This home offers an idea sanctuary for those seeking a vibrant and enjoyable lifestyle. Schedule your showing today before this one gets away.

17. 2026-01-29
    price $365,000 1150-char remark

    Show marketing remark (1150 chars)

    MOTIVATED Seller. .. LUXURY LIVING. .. On Hole #15 at the Grand Ridge Golf Course. This home in Willowdale Subdivision features a sunken den with fireplace open to the kitchen/dining room area. The primary bedroom and primary bathroom are downstairs awaiting you. Upstairs has 3 bedrooms and a guest bathroom for the rest of the family. This home has never flooded since it was built and it sits more than 6 feet above sea level. Many items around the home have been updated such as the roof in 2022, and the back deck in 2023. A list of additional items is available in attachments for review. Sitting on your covered backyard patio or deck you can see golfers playing the par 5 #15 hole and nature at it's best. The country club membership offers golf, swimming and tennis courts. The St Charles offers top notch public schools in the district for the kids. Additional features include a two car garage with extra space for storage and the foundation was poured with reinforced rebar for extra strength. This home offers an idea sanctuary for those seeking a vibrant and enjoyable lifestyle. Schedule your showing today before this one gets away.

18. 2025-12-31
    price $385,000 1144-char remark

    Show marketing remark (1150 chars)

    MOTIVATED Seller. .. LUXURY LIVING. .. On Hole #15 at the Grand Ridge Golf Course. This home in Willowdale Subdivision features a sunken den with fireplace open to the kitchen/dining room area. The primary bedroom and primary bathroom are downstairs awaiting you. Upstairs has 3 bedrooms and a guest bathroom for the rest of the family. This home has never flooded since it was built and it sits more than 6 feet above sea level. Many items around the home have been updated such as the roof in 2022, and the back deck in 2023. A list of additional items is available in attachments for review. Sitting on your covered backyard patio or deck you can see golfers playing the par 5 #15 hole and nature at it's best. The country club membership offers golf, swimming and tennis courts. The St Charles offers top notch public schools in the district for the kids. Additional features include a two car garage with extra space for storage and the foundation was poured with reinforced rebar for extra strength. This home offers an idea sanctuary for those seeking a vibrant and enjoyable lifestyle. Schedule your showing today before this one gets away.

19. 2025-12-31
    price $385,000 1150-char remark

    Show marketing remark (1150 chars)

    MOTIVATED Seller. .. LUXURY LIVING. .. On Hole #15 at the Grand Ridge Golf Course. This home in Willowdale Subdivision features a sunken den with fireplace open to the kitchen/dining room area. The primary bedroom and primary bathroom are downstairs awaiting you. Upstairs has 3 bedrooms and a guest bathroom for the rest of the family. This home has never flooded since it was built and it sits more than 6 feet above sea level. Many items around the home have been updated such as the roof in 2022, and the back deck in 2023. A list of additional items is available in attachments for review. Sitting on your covered backyard patio or deck you can see golfers playing the par 5 #15 hole and nature at it's best. The country club membership offers golf, swimming and tennis courts. The St Charles offers top notch public schools in the district for the kids. Additional features include a two car garage with extra space for storage and the foundation was poured with reinforced rebar for extra strength. This home offers an idea sanctuary for those seeking a vibrant and enjoyable lifestyle. Schedule your showing today before this one gets away.

20. 2025-12-01
    listed $395,000 Active 1144-char remark

    Show marketing remark (1150 chars)

    MOTIVATED Seller. .. LUXURY LIVING. .. On Hole #15 at the Grand Ridge Golf Course. This home in Willowdale Subdivision features a sunken den with fireplace open to the kitchen/dining room area. The primary bedroom and primary bathroom are downstairs awaiting you. Upstairs has 3 bedrooms and a guest bathroom for the rest of the family. This home has never flooded since it was built and it sits more than 6 feet above sea level. Many items around the home have been updated such as the roof in 2022, and the back deck in 2023. A list of additional items is available in attachments for review. Sitting on your covered backyard patio or deck you can see golfers playing the par 5 #15 hole and nature at it's best. The country club membership offers golf, swimming and tennis courts. The St Charles offers top notch public schools in the district for the kids. Additional features include a two car garage with extra space for storage and the foundation was poured with reinforced rebar for extra strength. This home offers an idea sanctuary for those seeking a vibrant and enjoyable lifestyle. Schedule your showing today before this one gets away.

21. 2025-12-01
    listed $395,000 Active 1150-char remark

    Show marketing remark (1150 chars)

    MOTIVATED Seller. .. LUXURY LIVING. .. On Hole #15 at the Grand Ridge Golf Course. This home in Willowdale Subdivision features a sunken den with fireplace open to the kitchen/dining room area. The primary bedroom and primary bathroom are downstairs awaiting you. Upstairs has 3 bedrooms and a guest bathroom for the rest of the family. This home has never flooded since it was built and it sits more than 6 feet above sea level. Many items around the home have been updated such as the roof in 2022, and the back deck in 2023. A list of additional items is available in attachments for review. Sitting on your covered backyard patio or deck you can see golfers playing the par 5 #15 hole and nature at it's best. The country club membership offers golf, swimming and tennis courts. The St Charles offers top notch public schools in the district for the kids. Additional features include a two car garage with extra space for storage and the foundation was poured with reinforced rebar for extra strength. This home offers an idea sanctuary for those seeking a vibrant and enjoyable lifestyle. Schedule your showing today before this one gets away.

22. 2025-10-20
    price $395,000
23. 2025-10-20
    price $395,000
24. 2025-08-28
    price $410,000
25. 2025-08-28
    price $410,000
26. 2025-07-26
    price $425,000
27. 2025-07-26
    price $425,000
28. 2025-07-14
    price $454,000
29. 2025-07-14
    price $454,000
30. 2025-06-10
    price $469,000
31. 2025-06-10
    price $469,000
32. 2025-05-12
    price $499,000
33. 2025-05-12
    price $499,000
34. 2025-04-01
    price $510,000
35. 2025-03-31
    price $510,000
36. 2025-02-19
    price $520,000
37. 2025-02-17
    price $479,000
38. 2024-10-09
    listed $520,000 Active
39. 2024-10-09
    listed $410,000 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: $3,276 · $273/mo
• Projected year-2 tax: $3,276 · $273/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 8/10 Severe FEMA zone AH · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $33,061
• − Mortgage interest: −$20,446
• − Property taxes: −$3,276
• − Insurance: −$3,650
• − Repairs & maintenance: −$2,645
• − Management: −$2,645
• − Depreciation: −$10,618
• Taxable loss: −$10,218
• Est. tax savings @ 24.0%: +$2,452
• After-tax cash flow: $-1,324/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

-29.8% since first listed

24 events — show timeline

• 2026-01-30 Price Changed $365,000 AcadianaMLS
• 2026-01-29 Price Changed $365,000 GSREIN
• 2025-12-31 Price Changed $385,000 AcadianaMLS
• 2025-12-31 Price Changed $385,000 GSREIN
• 2025-12-01 Listed $395,000 GSREIN
• 2025-12-01 Listed $395,000 AcadianaMLS
• 2025-10-20 Price Changed $395,000 AcadianaMLS
• 2025-10-20 Price Changed $395,000 GSREIN
• 2025-08-28 Price Changed $410,000 AcadianaMLS
• 2025-08-28 Price Changed $410,000 GSREIN
• 2025-07-26 Price Changed $425,000 AcadianaMLS
• 2025-07-26 Price Changed $425,000 GSREIN
• 2025-07-14 Price Changed $454,000 AcadianaMLS
• 2025-07-14 Price Changed $454,000 GSREIN
• 2025-06-10 Price Changed $469,000 AcadianaMLS
• 2025-06-10 Price Changed $469,000 GSREIN
• 2025-05-12 Price Changed $499,000 AcadianaMLS
• 2025-05-12 Price Changed $499,000 GSREIN
• 2025-04-01 Price Changed $510,000 AcadianaMLS
• 2025-03-31 Price Changed $510,000 GSREIN
• 2025-02-19 Price Changed $520,000 GSREIN
• 2025-02-17 Price Changed $479,000 GSREIN
• 2024-10-09 Listed $410,000 AcadianaMLS
• 2024-10-09 Listed $520,000 AcadianaMLS

Property tax history

+3.1%/yr

Latest (2024): $3,276 · +25.8% YoY. Source: county tax records.