3 E Levert Dr · Luling, LA 70070

$235,000

3 bd · 2.0 ba · 1,981 sqft · SingleFamily public records · 149 Days on market

Built 1972 $119/sqft · 27% below area Est $325k · 28% under

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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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• 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

This spacious well maintained three bedroom, two bathroom homes sits on the fairway and offers two living spaces, potential to convert to a 4 to 5 bedroom home, all new electrical, all new plumbing, ample parking, ultimate storage and a layout ready for you to add your own cosmetic touches.

Key facts

• Two living spaces
• All new electrical
• All new plumbing

Tags

• TWO LIVING SPACES
• ALL NEW ELECTRICAL
• ALL NEW PLUMBING
• AMPLE PARKING
• ULTIMATE STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-12 ($-145/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (10.2% below list).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 154 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• 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 $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 149 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $70k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; list at $235k implies a 71% gain — meaningful room to come down on a strong offer.

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

Recommended offer $206,800 (12.0% 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 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.90% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (median comp): $325,109
• List price: $235,000
• Delta: -27.72%
• 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
207 Olivia Dr	0.49mi	4/2.0 (+1)	1,986 (+0%)	1mo	$360,059	$181	71
218 Olivia Dr	0.52mi	4/2.0 (+1)	1,986 (+0%)	2mo	$360,719	$182	69
334 Olivia Dr	0.64mi	3/2.0	1,925 (-3%)	1mo	$357,679	$186	65
106 Sophia Dr	0.58mi	4/2.0 (+1)	2,015 (+2%)	2mo	$384,429	$191	64
236 Sophia Dr	0.59mi	4/2.0 (+1)	2,015 (+2%)	2mo	$381,400	$189	63
354 Olivia Dr	0.69mi	3/2.0	1,925 (-3%)	4mo	$361,629	$188	60
145 Olivia Dr	0.48mi	4/2.0 (+1)	2,204 (+11%)	2mo	$376,362	$171	52
250 Olivia Dr	0.55mi	4/2.0 (+1)	2,204 (+11%)	1mo	$378,389	$172	50
335 Olivia Dr	0.61mi	4/2.0 (+1)	2,204 (+11%)	1mo	$375,993	$171	47
342 Olivia Dr	0.66mi	4/2.0 (+1)	2,204 (+11%)	0mo	$387,192	$176	45
110 Sophia Dr	0.58mi	4/3.0 (+1)	2,209 (+12%)	2mo	$398,310	$180	43
358 Olivia Dr	0.70mi	4/2.0 (+1)	2,204 (+11%)	3mo	$382,167	$173	42

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-38,783
• Equity at exit: $35,039

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-34,493
• Equity at exit: $20,319

Cash invested: $65,800 (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: 154
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$98
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-12

Break-even live

Break-even rent $2,126

Max offer price $232,869

Occupancy floor 96%

Sensitivity live

Price	-10% $121	-5% $54	+0% $-12	+5% $-79	+10% $-145
Rent	-10% $-179	-5% $-95	+0% $-12	+5% $71	+10% $155
Rate	-1.0pp $106	-0.5pp $48	base $-12	+0.5pp $-73	+1.0pp $-135

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Savanna Dr Luling, LA	4.0	2.0	2233	$2,700	$1.21	44d	1	0.62mi
121 Lakewood Dr Unit 60 Luling, LA	2.0	1.0	1266	$1,250	$0.99	24d	1	1.04mi
133 Lakewood Dr Unit A Luling, LA	3.0	1.5	1472	$1,700	$1.15	22d	1	1.06mi
402 Barton Ave Luling, LA	3.0	2.0	1771	$1,750	$0.99	44d	1	1.36mi
324 River Oaks Dr Luling, LA	3.0	2.0	1900	$2,200	$1.16	24d	1	1.39mi

Listing history 27 events

1. 2026-06-21
   days on market $235,000 Active 149 DOM
2. 2026-06-18
   days on market $235,000 Active 146 DOM
3. 2026-06-17
   days on market $235,000 Active 145 DOM
4. 2026-06-16
   days on market $235,000 Active 144 DOM
5. 2026-06-15
   days on market $235,000 Active 143 DOM
6. 2026-06-13
   days on market $235,000 Active 141 DOM
7. 2026-06-13
   days on market $235,000 Active 140 DOM
8. 2026-06-10
   days on market $235,000 Active 138 DOM
9. 2026-06-09
   days on market $235,000 Active 137 DOM
10. 2026-06-08
    days on market $235,000 Active 136 DOM
11. 2026-06-07
    days on market $235,000 Active 135 DOM
12. 2026-06-05
    days on market $235,000 Active 132 DOM
13. 2026-06-03
    days on market $235,000 Active 131 DOM
14. 2026-06-02
    days on market $235,000 Active 130 DOM
15. 2026-06-01
    days on market $235,000 Active 129 DOM
16. 2026-05-31
    days on market $235,000 Active 128 DOM
17. 2026-04-29
    price $235,000 291-char remark

    Show marketing remark (291 chars)

    This spacious well maintained three bedroom, two bathroom homes sits on the fairway and offers two living spaces, potential to convert to a 4 to 5 bedroom home, all new electrical, all new plumbing, ample parking, ultimate storage and a layout ready for you to add your own cosmetic touches.

18. 2026-04-28
    price $235,000 291-char remark

    Show marketing remark (291 chars)

    This spacious well maintained three bedroom, two bathroom homes sits on the fairway and offers two living spaces, potential to convert to a 4 to 5 bedroom home, all new electrical, all new plumbing, ample parking, ultimate storage and a layout ready for you to add your own cosmetic touches.

19. 2026-03-15
    price $270,000 291-char remark

    Show marketing remark (291 chars)

    This spacious well maintained three bedroom, two bathroom homes sits on the fairway and offers two living spaces, potential to convert to a 4 to 5 bedroom home, all new electrical, all new plumbing, ample parking, ultimate storage and a layout ready for you to add your own cosmetic touches.

20. 2026-03-15
    price $270,000 291-char remark

    Show marketing remark (291 chars)

    This spacious well maintained three bedroom, two bathroom homes sits on the fairway and offers two living spaces, potential to convert to a 4 to 5 bedroom home, all new electrical, all new plumbing, ample parking, ultimate storage and a layout ready for you to add your own cosmetic touches.

21. 2026-02-22
    price $283,000 291-char remark

    Show marketing remark (291 chars)

    This spacious well maintained three bedroom, two bathroom homes sits on the fairway and offers two living spaces, potential to convert to a 4 to 5 bedroom home, all new electrical, all new plumbing, ample parking, ultimate storage and a layout ready for you to add your own cosmetic touches.

22. 2026-02-22
    price $283,000 291-char remark

    Show marketing remark (291 chars)

    This spacious well maintained three bedroom, two bathroom homes sits on the fairway and offers two living spaces, potential to convert to a 4 to 5 bedroom home, all new electrical, all new plumbing, ample parking, ultimate storage and a layout ready for you to add your own cosmetic touches.

23. 2026-01-24
    listed $305,000 Active 291-char remark

    Show marketing remark (291 chars)

    This spacious well maintained three bedroom, two bathroom homes sits on the fairway and offers two living spaces, potential to convert to a 4 to 5 bedroom home, all new electrical, all new plumbing, ample parking, ultimate storage and a layout ready for you to add your own cosmetic touches.

24. 2026-01-20
    listed $305,000 Active 291-char remark

    Show marketing remark (291 chars)

    This spacious well maintained three bedroom, two bathroom homes sits on the fairway and offers two living spaces, potential to convert to a 4 to 5 bedroom home, all new electrical, all new plumbing, ample parking, ultimate storage and a layout ready for you to add your own cosmetic touches.

25. 1999-05-21
    soldstatus $137,500
26. 1998-09-22
    listed $146,900
27. 1998-09-22
    listed $146,900

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $2,365 · $197/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 · 75% 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: $25,326
• − Mortgage interest: −$13,164
• − Property taxes: −$2,365
• − Insurance: −$3,000
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$6,836
• Taxable loss: −$4,090
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $837/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

+60.0% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $235,000 AcadianaMLS
• 2026-04-28 Price Changed $235,000 GSREIN
• 2026-03-15 Price Changed $270,000 AcadianaMLS
• 2026-03-15 Price Changed $270,000 GSREIN
• 2026-02-22 Price Changed $283,000 AcadianaMLS
• 2026-02-22 Price Changed $283,000 GSREIN
• 2026-01-24 Listed $305,000 AcadianaMLS
• 2026-01-20 Listed $305,000 GSREIN
• 1999-05-21 Sold (MLS) $137,500 GSREIN
• 1998-09-22 Listed $146,900 GSREIN
• 1998-09-22 Listed $146,900 AcadianaMLS

Property tax history

+2.9%/yr

Latest (2024): $2,365 · +21.7% YoY. Source: county tax records.