1262 Luling Estates Dr · Luling, LA 70070

$205,000

4 bd · 2.0 ba · 1,410 sqft · SingleFamily public records · 20 Days on market

Built 1980 Est $245k · 16% under ↓ 5% 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 +15.3/30.0
• ARV discount +14.9/15.0
• DSCR +4.7/10.0
• Schools +4.0/10.0
• 1% rule +3.6/10.0
• 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

This cute 4 bedroom, 2-bathroom home was fully renovated in 2022 featuring granite countertops, stainless steel appliances, beautiful herringbone backsplash, vinyl flooring throughout, and a fenced in backyard. New Fortified Roof 2026.Non-Flood Zone Owner/Agent

Key facts

• Vinyl flooring
• Fenced in backyard
• Fortified roof

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• HERRINGBONE BACKSPLASH
• VINYL FLOORING
• FENCED IN BACKYARD
• FORTIFIED ROOF

Property features AI

Exterior

• Parking: Garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-story home; Entry level on slab; Excellent condition
• Construction: Brick and HardiPlank exterior; Shingle roof; Slab foundation; Insulation
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 60 x 100

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Stainless steel appliances; Total of 7 rooms
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $10 ($119/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 $177k (13.9% below list).
• Recommended offer: $177k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Luling Elementary School (math 27% / reading 29%, grade F, #355 of 646 statewide, top 55%, 734 students, 68% FRL); Hahnville High School (math 40% / reading 46%, grade F, #66 of 265 statewide, top 25%, 1,491 students, 44% FRL).
• Market conditions: 151 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 20 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $152k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,511 (13.9% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.86% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $245,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Ashton Oaks Ln	0.22mi	3/2.0 (-1)	1,392 (-1%)	1mo	$252,900	$182	82
1262 Luling Estates Dr	0.00mi	4/2.0	1,240 (-12%)	2mo	$152,000	$123	78
1282 Luling Estates Dr	0.03mi	4/2.0	1,266 (-10%)	5mo	$220,000	$174	78
1008 Gassen St	0.23mi	3/2.0 (-1)	1,456 (+3%)	2mo	$275,000	$189	77
1023 Gassen St	0.12mi	3/2.0 (-1)	1,341 (-5%)	6mo	$228,000	$170	76
1106 Gassen St	0.08mi	3/2.0 (-1)	1,450 (+3%)	13mo	$265,000	$183	76
306 Allie Ln	0.39mi	3/2.0 (-1)	1,421 (+1%)	10mo	$248,000	$175	67
112 Allie Ln	0.14mi	3/2.0 (-1)	1,247 (-12%)	3mo	$240,000	$192	67
301 Allie Ln	0.36mi	4/2.0	1,560 (+11%)	3mo	$180,000	$115	63
309 Allie Ln	0.40mi	3/2.0 (-1)	1,468 (+4%)	11mo	$256,000	$174	60
313 Ashton Oaks Ln	0.43mi	3/2.0 (-1)	1,564 (+11%)	12mo	$262,500	$168	47
330 Courville Dr	0.62mi	3/2.0 (-1)	1,525 (+8%)	10mo	$209,900	$138	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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-32,583
• Equity at exit: $30,566

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-27,534
• Equity at exit: $17,725

Cash invested: $57,400 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$158 /mo · $1,892/yr
• Insurance: −$85
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $10

Break-even live

Break-even rent $1,753

Max offer price $205,000

Occupancy floor 94%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 Paul Maillard Rd Apt 7 Luling, LA	3.0	1.0	1008	$1,400	$1.39	43d	1	0.25mi
827 Milling Ave Luling, LA	2.0–3.0	1.0	839	$1,150	$1.37	17d	1	0.53mi
300 Saint Charles Blvd Luling, LA	3.0	2.0	1500	$1,700	$1.13	43d	1	0.91mi

Listing history 15 events

1. 2026-06-18
   days on market $205,000 Active 20 DOM
2. 2026-06-17
   days on market $205,000 Active 19 DOM
3. 2026-06-16
   days on market $205,000 Active 18 DOM
4. 2026-06-15
   days on market $205,000 Active 17 DOM
5. 2026-06-13
   days on market $205,000 Active 15 DOM
6. 2026-06-13
   days on market $205,000 Active 14 DOM
7. 2026-06-10
   days on market $205,000 Active 12 DOM
8. 2026-06-09
   days on market $205,000 Active 11 DOM
9. 2026-06-08
   days on market $205,000 Active 10 DOM
10. 2026-06-07
    days on market $205,000 Active 9 DOM
11. 2026-06-05
    days on market $205,000 Active 6 DOM
12. 2026-06-03
    days on market $205,000 Active 5 DOM
13. 2026-06-02
    days on market $205,000 Active 4 DOM
14. 2026-06-01
    days on market $205,000 Active 3 DOM
15. 2026-05-31
    days on market $205,000 Active 2 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: $1,892 · $158/mo
• Projected year-2 tax: $1,892 · $158/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 X (shaded) · 97% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,181
• − Mortgage interest: −$11,483
• − Property taxes: −$1,892
• − Insurance: −$1,822
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$5,964
• Taxable loss: −$3,369
• Est. tax savings @ 24.0%: +$808
• After-tax cash flow: $927/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

-4.7% since first listed

14 events — show timeline

• 2026-05-29 Listed $205,000 GSREIN
• 2026-05-29 Listed $205,000 AcadianaMLS
• 2026-04-16 Sold (MLS) $152,000 AcadianaMLS
• 2026-03-31 Pending — AcadianaMLS
• 2026-03-01 Relisted — AcadianaMLS
• 2026-01-12 Listed $156,950 AcadianaMLS
• 2023-01-06 Contingent — GSREIN
• 2023-01-06 Sold (MLS) $195,000 GSREIN
• 2022-12-10 Pending — GSREIN
• 2022-12-06 Price Changed $189,000 GSREIN
• 2022-11-16 Price Changed $195,000 GSREIN
• 2022-10-26 Price Changed $205,000 GSREIN
• 2022-10-14 Listed $189,000 AcadianaMLS
• 2022-10-14 Listed $215,000 GSREIN

Property tax history

+10.0%/yr

Latest (2024): $1,892 · +35.9% YoY. Source: county tax records.