355 Woodland Dr · Boutte, LA 70039

$229,000

4 bd · 4.0 ba · 2,070 sqft · MultiFamily public records · 15 Days on market

Built 1985

---

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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• 1% rule +6.4/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This duplex offers two 2-bedroom, 2-bath units, each with covered parking, private fenced backyards, and no carpet for easy maintenance. Unit 2 was totally renovated 3 years ago with modern finishes and is now occupied with tenants for 3 years, while Unit 1 is occupied by long-term tenants, providing stable rental income. Both units feature spacious living areas, functional kitchens, inside laundry rooms and separate primarys. The private fenced backyards with de-attached sheds offer a great space for storage and privacy for relaxation or play. With both units currently occupied, this duplex is a great investment opportunity, offering immediate income. Don & acirc; & euro; & tra

Key facts

• Totally renovated
• Covered parking
• No carpet

Tags

• COVERED PARKING
• PRIVATE FENCED BACKYARDS
• NO CARPET
• TOTALLY RENOVATED
• MODERN FINISHES
• SPACIOUS LIVING AREAS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $229k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive. Per door: $323/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#124 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing 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: 18 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 74 units permitted in St. Charles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• 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 $64k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Recommended offer $225,565 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.08×
• Total profit: $68,941
• Equity at exit: $103,252

10-year hold

• IRR: 20.1%
• Equity multiple: 3.92×
• Total profit: $187,385
• Equity at exit: $159,344

Cash invested: $64,120 (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 70039

• Home prices YoY: 1.7%
• Active inventory: 18
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,620 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $646

Break-even live

Break-even rent $1,802

Max offer price $229,000

Occupancy floor 70%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,620
Total (2 units)			$2,620

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 River Oaks Dr Luling, LA	3.0	2.0	1900	$2,200	$1.16	23d	1	1.18mi

Listing history 12 events

1. 2026-06-18
   days on market $229,000 Active 15 DOM
2. 2026-06-17
   days on market $229,000 Active 14 DOM
3. 2026-06-16
   days on market $229,000 Active 13 DOM
4. 2026-06-15
   days on market $229,000 Active 12 DOM
5. 2026-06-13
   days on market $229,000 Active 10 DOM
6. 2026-06-13
   days on market $229,000 Active 9 DOM
7. 2026-06-10
   days on market $229,000 Active 7 DOM
8. 2026-06-09
   days on market $229,000 Active 6 DOM
9. 2026-06-08
   days on market $229,000 Active 5 DOM
10. 2026-06-07
    days on market $229,000 Active 4 DOM
11. 2026-06-05
    remarks 687-char remark
12. 2026-06-05
    listed $229,000 Active 1 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: $1,529 · $127/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $31,440
• − Mortgage interest: −$12,828
• − Property taxes: −$1,529
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − Depreciation: −$6,662
• Taxable income: $4,246
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $6,733/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 — Boutte

• Score: 66/100
• State rank: #124
• US rank: #11658

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boutte, LA
• City population: 2,248
• Population (ZIP): 2,248

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 45% Black 41% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 5% Cuban 3%
• Common ancestry: Lithuanian 14% Russian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 3.02%
• Current HPI: 180.0443
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-04 Listed $229,000 FSBO.com

Property tax history

+5.2%/yr

Latest (2024): $1,529 · +40.3% YoY. Source: county tax records.