110 St. Anthony St · Luling, LA 70070

$199,500

3 bd · 1.0 ba · 2,025 sqft · SingleFamily public records · 62 Days on market

Built 1959 $99/sqft · 42% below area Est $295k · 32% under

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• 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

INVESTOR SPECIAL - With some TLC, this property presents a great opportunity to add value. Prime location in the heart of Mimosa Park subdivision. Home sits centered on an oversized double lot, offering generous yard space on all sides and ample room for RV, boat, and equipment parking. The property features a covered front porch and attractive landscaping. A detached shed/workshop includes built-ins, a roll-down garage door, and a half bath. Backyard has lots of evening shade adding comfort and appeal. Don't miss out on this 3 bedroom home. Schedule your private showing today!

Key facts

• Covered front porch
• Oversized double lot
• Generous yard space

Tags

• OVERSIZED DOUBLE LOT
• GENEROUS YARD SPACE
• COVERED FRONT PORCH
• ATTRACTIVE LANDSCAPING
• DETACHED SHED
• BUILT-INS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 33% 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 $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 62 days — a 6% lower offer ($188k) 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; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $187,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 1.05% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $295,491
• List price: $199,500
• Delta: -32.49%
• 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
63 Saint Anthony St	0.18mi	3/2.0	1,820 (-10%)	1mo	$285,000	$157	70
102 Flowerwood Ct	0.34mi	4/2.0 (+1)	1,950 (-4%)	1mo	$265,000	$136	69
192 Lakewood Dr	0.30mi	4/2.0 (+1)	2,091 (+3%)	4mo	$284,000	$136	68
243 River Oaks Dr	0.45mi	3/2.0	1,914 (-6%)	1mo	$275,000	$144	65
106 Sophia Dr	0.62mi	4/2.0 (+1)	2,015 (-0%)	2mo	$384,429	$191	60
103 Ivy Ln	0.59mi	3/3.0	2,100 (+4%)	1mo	$280,000	$133	58
319 Wanda St	0.44mi	3/2.0	1,852 (-8%)	4mo	$365,000	$197	57
308 Maryland Dr	0.62mi	4/2.0 (+1)	2,100 (+4%)	1mo	$293,000	$140	55
102 Apple Ct	0.31mi	3/2.0	2,322 (+15%)	2mo	$295,000	$127	55
109 Olivia Dr	0.69mi	4/2.0 (+1)	1,986 (-2%)	6mo	$360,265	$181	50
129 Olivia Dr	0.74mi	4/2.0 (+1)	2,120 (+5%)	4mo	$370,335	$175	45
110 Sophia Dr	0.63mi	4/3.0 (+1)	2,209 (+9%)	2mo	$398,310	$180	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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-7,555
• Equity at exit: $29,746

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $25,215
• Equity at exit: $17,249

Cash invested: $55,860 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,094 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $390

Break-even live

Break-even rent $1,601

Max offer price $199,500

Occupancy floor 76%

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Lakewood Dr Unit A Luling, LA	3.0	1.5	1472	$1,700	$1.15	21d	1	0.37mi
324 River Oaks Dr Luling, LA	3.0	2.0	1900	$2,200	$1.16	23d	1	0.58mi
402 Barton Ave Luling, LA	3.0	2.0	1771	$1,750	$0.99	43d	1	0.75mi
421 Willowdale Blvd Luling, LA	4.0	3.0	2805	$3,000	$1.07	21d	1	1.24mi
313 Barton Ave Luling, LA	3.0	2.0	1475	$1,800	$1.22	17d	1	1.24mi
115 Savanna Dr Luling, LA	4.0	2.0	2233	$2,700	$1.21	43d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $199,500 Active 62 DOM
2. 2026-06-17
   days on market $199,500 Active 61 DOM
3. 2026-06-16
   days on market $199,500 Active 60 DOM
4. 2026-06-15
   days on market $199,500 Active 59 DOM
5. 2026-06-13
   days on market $199,500 Active 57 DOM
6. 2026-06-13
   days on market $199,500 Active 56 DOM
7. 2026-06-10
   days on market $199,500 Active 54 DOM
8. 2026-06-09
   days on market $199,500 Active 53 DOM
9. 2026-06-08
   days on market $199,500 Active 52 DOM
10. 2026-06-07
    days on market $199,500 Active 51 DOM
11. 2026-06-05
    days on market $199,500 Active 48 DOM
12. 2026-06-03
    days on market $199,500 Active 47 DOM
13. 2026-06-02
    days on market $199,500 Active 46 DOM
14. 2026-06-01
    days on market $199,500 Active 45 DOM
15. 2026-05-31
    days on market $199,500 Active 44 DOM
16. 2026-04-17
    listed $199,500 Active 584-char remark

    Show marketing remark (584 chars)

    INVESTOR SPECIAL - With some TLC, this property presents a great opportunity to add value. Prime location in the heart of Mimosa Park subdivision. Home sits centered on an oversized double lot, offering generous yard space on all sides and ample room for RV, boat, and equipment parking. The property features a covered front porch and attractive landscaping. A detached shed/workshop includes built-ins, a roll-down garage door, and a half bath. Backyard has lots of evening shade adding comfort and appeal. Don't miss out on this 3 bedroom home. Schedule your private showing today!

17. 2026-04-17
    listed $199,500 Active 584-char remark

    Show marketing remark (584 chars)

    INVESTOR SPECIAL - With some TLC, this property presents a great opportunity to add value. Prime location in the heart of Mimosa Park subdivision. Home sits centered on an oversized double lot, offering generous yard space on all sides and ample room for RV, boat, and equipment parking. The property features a covered front porch and attractive landscaping. A detached shed/workshop includes built-ins, a roll-down garage door, and a half bath. Backyard has lots of evening shade adding comfort and appeal. Don't miss out on this 3 bedroom home. Schedule 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: $831 · $69/mo
• Projected year-2 tax: $1,097 · $91/mo
• Expected delta: +$266/yr (+$22/mo · 32.0%)

ⓘ 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: $25,133
• − Mortgage interest: −$11,175
• − Property taxes: −$831
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$5,804
• Taxable income: $1,507
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $4,313/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

• 2026-04-17 Listed $199,500 AcadianaMLS
• 2026-04-17 Listed $199,500 GSREIN

Property tax history

-0.9%/yr

Latest (2024): $831 · -8.1% YoY. Source: county tax records.