17258 Tchula Dr · Killian, LA 70462

$189,900

3 bd · 2.0 ba · 2,025 sqft · SingleFamily · 31 Days on market

Built 2011 0.26 ac lot $94/sqft · 12% below area Est $215k · 12% under $25/mo HOA · 2% of rent

---

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 +14.6/30.0
• ARV discount +12.8/15.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spend your weekends relaxing by the water in this charming cottage-style home. A back porch overlooks a peaceful canal that connects to the Amite River, offering boat access all the way to Lake Maurepas and surrounding waterways. You'll also enjoy direct access to the porch from the primary bedroom--perfect for stepping out and taking in the view anytime. Inside, the home features granite countertops in both bathrooms and throughout the kitchen, along with stainless steel appliances. The open-concept living and dining areas create a warm, inviting space with plenty of room to gather and unwind. Recent updates include a new AC unit installed last year, giving you peace of mind for years to come. Residents also enjoy neighborhood amenities, including an in-ground pool and a convenient boat launch.

Key facts

• Boat access
• Back porch
• Granite countertops

Tags

• BACK PORCH
• PEACEFUL CANAL
• BOAT ACCESS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OPEN-CONCEPT LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-20 ($-238/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (16.8% below list).
• Recommended offer: $158k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.2% in Killian — 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 57/100 on livability (#333 in LA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: health & safety C-, schools F, amenities F.
• Livingston Parish (suburban): math 40% / reading 52% proficiency, ranked #13 of 98 in LA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 214 active listings in the ZIP; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 24 sale attempts since 24y 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 $145k; 31% 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: major 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 $158,061 (16.8% 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 31 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.83% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (median comp): $215,000
• List price: $189,900
• Delta: -11.67%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17258 Tchula Dr	0.00mi	3/2.0	2,025 (0%)	0mo	$189,900	$94	100
17248 Tchula Dr	0.02mi	4/2.5 (+1)	2,150 (+6%)	14mo	$285,000	$133	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.92×
• Total profit: $102,157
• Equity at exit: $171,077

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $301,825
• Equity at exit: $368,934

Cash invested: $53,172 (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 70462

• Active inventory: 214
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,581 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$25
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-20

Break-even live

Break-even rent $1,606

Max offer price $186,394

Occupancy floor 96%

Sensitivity live

Price	-10% $88	-5% $34	+0% $-20	+5% $-74	+10% $-127
Rent	-10% $-145	-5% $-82	+0% $-20	+5% $43	+10% $105
Rate	-1.0pp $76	-0.5pp $28	base $-20	+0.5pp $-69	+1.0pp $-119

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: waterpool

Listing history 41 events

1. 2026-05-11
   status Pending 806-char remark

   Show marketing remark (817 chars)

   Spend your weekends relaxing by the water in this charming cottage-style home. A back porch overlooks a peaceful canal that connects to the Amite River, offering boat access all the way to Lake Maurepas and surrounding waterways. You’ll also enjoy direct access to the porch from the primary bedroom—perfect for stepping out and taking in the view anytime. Inside, the home features granite countertops in both bathrooms and throughout the kitchen, along with stainless steel appliances. The open-concept living and dining areas create a warm, inviting space with plenty of room to gather and unwind. Recent updates include a new AC unit installed last year, giving you peace of mind for years to come. Residents also enjoy neighborhood amenities, including an in-ground pool and a convenient boat launch.

2. 2026-05-11
   status Pending 817-char remark

   Show marketing remark (817 chars)

   Spend your weekends relaxing by the water in this charming cottage-style home. A back porch overlooks a peaceful canal that connects to the Amite River, offering boat access all the way to Lake Maurepas and surrounding waterways. You’ll also enjoy direct access to the porch from the primary bedroom—perfect for stepping out and taking in the view anytime. Inside, the home features granite countertops in both bathrooms and throughout the kitchen, along with stainless steel appliances. The open-concept living and dining areas create a warm, inviting space with plenty of room to gather and unwind. Recent updates include a new AC unit installed last year, giving you peace of mind for years to come. Residents also enjoy neighborhood amenities, including an in-ground pool and a convenient boat launch.

3. 2026-04-20
   status Active 806-char remark

   Show marketing remark (817 chars)

   Spend your weekends relaxing by the water in this charming cottage-style home. A back porch overlooks a peaceful canal that connects to the Amite River, offering boat access all the way to Lake Maurepas and surrounding waterways. You’ll also enjoy direct access to the porch from the primary bedroom—perfect for stepping out and taking in the view anytime. Inside, the home features granite countertops in both bathrooms and throughout the kitchen, along with stainless steel appliances. The open-concept living and dining areas create a warm, inviting space with plenty of room to gather and unwind. Recent updates include a new AC unit installed last year, giving you peace of mind for years to come. Residents also enjoy neighborhood amenities, including an in-ground pool and a convenient boat launch.

4. 2026-04-20
   status Active 817-char remark

   Show marketing remark (817 chars)

   Spend your weekends relaxing by the water in this charming cottage-style home. A back porch overlooks a peaceful canal that connects to the Amite River, offering boat access all the way to Lake Maurepas and surrounding waterways. You’ll also enjoy direct access to the porch from the primary bedroom—perfect for stepping out and taking in the view anytime. Inside, the home features granite countertops in both bathrooms and throughout the kitchen, along with stainless steel appliances. The open-concept living and dining areas create a warm, inviting space with plenty of room to gather and unwind. Recent updates include a new AC unit installed last year, giving you peace of mind for years to come. Residents also enjoy neighborhood amenities, including an in-ground pool and a convenient boat launch.

5. 2026-04-17
   status Pending 806-char remark

   Show marketing remark (817 chars)

   Spend your weekends relaxing by the water in this charming cottage-style home. A back porch overlooks a peaceful canal that connects to the Amite River, offering boat access all the way to Lake Maurepas and surrounding waterways. You’ll also enjoy direct access to the porch from the primary bedroom—perfect for stepping out and taking in the view anytime. Inside, the home features granite countertops in both bathrooms and throughout the kitchen, along with stainless steel appliances. The open-concept living and dining areas create a warm, inviting space with plenty of room to gather and unwind. Recent updates include a new AC unit installed last year, giving you peace of mind for years to come. Residents also enjoy neighborhood amenities, including an in-ground pool and a convenient boat launch.

6. 2026-04-17
   status Pending 817-char remark

   Show marketing remark (817 chars)

   Spend your weekends relaxing by the water in this charming cottage-style home. A back porch overlooks a peaceful canal that connects to the Amite River, offering boat access all the way to Lake Maurepas and surrounding waterways. You’ll also enjoy direct access to the porch from the primary bedroom—perfect for stepping out and taking in the view anytime. Inside, the home features granite countertops in both bathrooms and throughout the kitchen, along with stainless steel appliances. The open-concept living and dining areas create a warm, inviting space with plenty of room to gather and unwind. Recent updates include a new AC unit installed last year, giving you peace of mind for years to come. Residents also enjoy neighborhood amenities, including an in-ground pool and a convenient boat launch.

7. 2026-04-07
   listed $189,900 Active 817-char remark

   Show marketing remark (806 chars)

   Spend your weekends relaxing by the water in this charming cottage-style home. A back porch overlooks a peaceful canal that connects to the Amite River, offering boat access all the way to Lake Maurepas and surrounding waterways. You'll also enjoy direct access to the porch from the primary bedroom--perfect for stepping out and taking in the view anytime. Inside, the home features granite countertops in both bathrooms and throughout the kitchen, along with stainless steel appliances. The open-concept living and dining areas create a warm, inviting space with plenty of room to gather and unwind. Recent updates include a new AC unit installed last year, giving you peace of mind for years to come. Residents also enjoy neighborhood amenities, including an in-ground pool and a convenient boat launch.

8. 2026-04-07
   listed $189,900 Active 806-char remark

   Show marketing remark (806 chars)

   Spend your weekends relaxing by the water in this charming cottage-style home. A back porch overlooks a peaceful canal that connects to the Amite River, offering boat access all the way to Lake Maurepas and surrounding waterways. You'll also enjoy direct access to the porch from the primary bedroom--perfect for stepping out and taking in the view anytime. Inside, the home features granite countertops in both bathrooms and throughout the kitchen, along with stainless steel appliances. The open-concept living and dining areas create a warm, inviting space with plenty of room to gather and unwind. Recent updates include a new AC unit installed last year, giving you peace of mind for years to come. Residents also enjoy neighborhood amenities, including an in-ground pool and a convenient boat launch.

9. 2017-05-02
   soldstatus $145,000
10. 2017-04-28
    soldstatus Sold
11. 2017-04-28
    soldstatus $145,000 Sold
12. 2017-03-22
    status Under Contract
13. 2017-03-22
    status Pending
14. 2017-03-07
    price $147,500
15. 2017-03-07
    price $147,500
16. 2017-01-31
    price $147,700
17. 2017-01-30
    price $147,700
18. 2016-12-29
    listed $147,900 Active
19. 2016-12-29
    listed $147,900 Active
20. 2016-12-29
    listed $147,500
21. 2016-12-29
    listed $147,500
22. 2016-12-05
    historical
23. 2016-12-05
    historical
24. 2016-10-03
    listed $148,000 Active
25. 2016-09-26
    listed $148,000 Active
26. 2016-09-25
    listed $148,000
27. 2016-09-25
    listed $148,000
28. 2015-03-10
    listed $139,900
29. 2015-03-10
    listed $139,900
30. 2015-03-10
    listed $139,900
31. 2015-03-10
    listed $139,900
32. 2012-07-17
    soldstatus $122,000
33. 2012-07-13
    soldstatus $122,000
34. 2011-11-29
    listed $124,900
35. 2011-11-29
    listed $124,900
36. 2005-11-10
    listed $14,000
37. 2005-11-10
    listed $14,000
38. 2004-08-16
    listed $25,000
39. 2004-08-16
    listed $25,000
40. 2002-05-20
    listed $28,500
41. 2002-05-20
    listed $28,500

ⓘ 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: $1,225 · $102/mo
• Projected year-2 tax: $1,225 · $102/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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,967
• − Mortgage interest: −$10,637
• − Property taxes: −$1,225
• − Insurance: −$1,747
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − HOA: −$300
• − Depreciation: −$5,524
• Taxable loss: −$3,501
• Est. tax savings @ 24.0%: +$840
• After-tax cash flow: $602/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: Livingston Parish
• NCES district ID: 2201020
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 52% ▼ -32.00%
• Median HH income: $56,755
• Composite: 40.07/100
• National rank: #3811
• State rank: #13 of 98 in LA

Livability — Killian

• Score: 57/100
• State rank: #333
• US rank: #22333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,428

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 158,511 people
• By 2030: 168,241 · +6.1%
• By 2040: 186,252 · +17.5%
• By 2050: 201,516 · +27.1%
• By 2075: 231,217 · +45.9%
• By 2100: 241,697 · +52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 15% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+68.5) · D 15.1% · R 83.6% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -71.9pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+70.0 2016: R+72.5 2012: R+70.4 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 115.93%
• Current HPI: 389.85
• 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

+566.3% since first listed

41 events — show timeline

• 2026-05-11 Pending — AcadianaMLS
• 2026-05-11 Pending — GBRMLS
• 2026-04-20 Relisted — AcadianaMLS
• 2026-04-20 Relisted — GBRMLS
• 2026-04-17 Pending — AcadianaMLS
• 2026-04-17 Pending — GBRMLS
• 2026-04-07 Listed $189,900 GBRMLS
• 2026-04-07 Listed $189,900 AcadianaMLS
• 2017-05-02 Sold (Public Records) $145,000 Public Records
• 2017-04-28 Sold (MLS) $145,000 GSREIN
• 2017-04-28 Sold (MLS) — GBRMLS
• 2017-03-22 Pending — GSREIN
• 2017-03-22 Pending — GBRMLS
• 2017-03-07 Price Changed $147,500 GBRMLS
• 2017-03-07 Price Changed $147,500 GSREIN
• 2017-01-31 Price Changed $147,700 GBRMLS
• 2017-01-30 Price Changed $147,700 GSREIN
• 2016-12-29 Listed $147,900 GBRMLS
• 2016-12-29 Listed $147,900 GSREIN
• 2016-12-29 Listed $147,500 AcadianaMLS
• 2016-12-29 Listed $147,500 AcadianaMLS
• 2016-12-05 Delisted — GBRMLS
• 2016-12-05 Listing Removed — GSREIN
• 2016-10-03 Listed $148,000 GSREIN
• 2016-09-26 Listed $148,000 GBRMLS
• 2016-09-25 Listed $148,000 AcadianaMLS
• 2016-09-25 Listed $148,000 AcadianaMLS
• 2015-03-10 Listed $139,900 GSREIN
• 2015-03-10 Listed $139,900 AcadianaMLS
• 2015-03-10 Listed $139,900 AcadianaMLS
• 2015-03-10 Listed $139,900 GBRMLS
• 2012-07-17 Sold (Public Records) $122,000 Public Records
• 2012-07-13 Sold (MLS) $122,000 GSREIN
• 2011-11-29 Listed $124,900 AcadianaMLS
• 2011-11-29 Listed $124,900 GSREIN
• 2005-11-10 Listed $14,000 AcadianaMLS
• 2005-11-10 Listed $14,000 GBRMLS
• 2004-08-16 Listed $25,000 AcadianaMLS
• 2004-08-16 Listed $25,000 GBRMLS
• 2002-05-20 Listed $28,500 AcadianaMLS
• 2002-05-20 Listed $28,500 GBRMLS

Property tax history

+1.6%/yr

Latest (2024): $1,225 · +23.4% YoY. Source: county tax records.