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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Retail space
98 Riv Oaks Dr Luling, LA 70070-2174
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US36-1198266
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1970
Total area
1,275 SF
Lot
0.06 ac (2,614 SF)
APN
-7- 555 00A 0002A
UPID
US36-1198266
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Cook Marine Consultants, LLC. Marine Surveyor
-
Nola Accounting Accounting Firm Tax Preparation
-
Belen's Friendly Nails Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$495k
CAP Approach
CAP
$310k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$505k
Owner & transaction history
Cook Estates LLC · 6 yrs held
Cook Estates LLC
since 2020
Last sale
$528,000
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Luling submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Luling submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$505,000
ML approach
$495,000
CAP Approach
CAP Return
Estimation
6%
$335,000
6.5%
$310,000
7%
$290,000
Blend value · Realmo final
$505k
Range $455k – $556k · ±10% · vs last sale $528k (Jan 3 2020)
Last sale anchor
$528k
Jan 3 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$396 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$1,406
Tax year 2023
Assessed value
$12,595
Assessed 2023
Previous assessed
$12,595
+0.0% YoY
Effective rate
11.16%
On assessed value
Assessed land
$4,460
Assessed improvement
$8,135
Land market value
$44,600
Improvement market value
$54,233
Total market value
$98,833
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1970
Heating
NONE
Total area
1,275 SF
Lot
0.06 ac (2,614 SF)
APN
-7- 555 00A 0002A
UPID
US36-1198266
Jurisdiction
ST CHARLES
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Lot
0.06 ac
Current owner
From public records · entity-resolved
Cook Estates LLC
Entity
Mailing address
140 BERNICE DR, LULING, LA 70070-5052
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 3, 2020
$528,000
Cook Estates LLC
Dacar LLC
Grant Deed
$475,200 · First Nat'l Bk
Mar 5, 2007
$35,000
Dacar LLC
Owner Name Unavailable
Grant Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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