21750 Rosemound Ln · Killian, LA 70462

$124,000

2 bd · 2.0 ba · 1,282 sqft · SingleFamily · 196 Days on market

Built 1960 1.30 ac lot $97/sqft · 46% below area Est $230k · 46% under $20/mo HOA · 1% of rent ↓ 34% since listing

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Why this score? — see what drove the A- 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 +27.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +6.7/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover an exceptional waterfront oasis—priced at land value and full of potential. Set on over an acre in a quiet, sought-after neighborhood, this rare offering delivers the perfect mix of privacy, convenience, and natural beauty. With direct canal access and your own private boat slip, enjoy effortless days spent fishing, boating, or simply unwinding by the water. The existing home is a fixer-upper or tear-down, giving you the freedom to create your ideal retreat or full-time waterfront residence. A large workshop provides additional versatility for storage, hobbies, or future plans. Perfect for outdoor lovers or anyone seeking a peaceful escape, this property offers quick access to both Blood River and Tickfaw River—while still just minutes from city amenities. It’s a unique chance to have the waterfront lifestyle you’ve always envisioned.

Key facts

• Waterfront oasis
• Canal access
• Large workshop

Tags

• WATERFRONT OASIS
• CANAL ACCESS
• PRIVATE BOAT SLIP
• LARGE WORKSHOP
• QUICK ACCESS TO BLOOD RIVER
• QUICK ACCESS TO TICKFAW RIVER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $-62 ($-746/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (8.9% below list).
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $109k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 $13k of equity ($857 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,120 (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 196 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 1960 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.17% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.59%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (median comp): $230,317
• List price: $124,000
• Delta: -46.16%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31734 Shelton Dr	0.40mi	3/3.0 (+1)	1,116 (-13%)	1mo	$325,000	$291	50
31511 River Pines Dr	0.50mi	3/2.5 (+1)	1,157 (-10%)	20mo	$214,000	$185	37
31948 Tiboe Plz	0.53mi	3/1.0 (+1)	1,106 (-14%)	10mo	$185,000	$167	35

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: 22.8%
• Equity multiple: 2.84×
• Total profit: $63,810
• Equity at exit: $111,709

10-year hold

• IRR: 20.4%
• Equity multiple: 6.52×
• Total profit: $191,490
• Equity at exit: $240,905

Cash invested: $34,720 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$20
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-62

Break-even live

Break-even rent $1,524

Max offer price $113,020

Occupancy floor 99%

Sensitivity live

Price	-10% $8	-5% $-27	+0% $-62	+5% $-97	+10% $-132
Rent	-10% $-176	-5% $-119	+0% $-62	+5% $-5	+10% $52
Rate	-1.0pp $0	-0.5pp $-31	base $-62	+0.5pp $-94	+1.0pp $-127

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: water

Listing history 30 events

1. 2026-06-18
   days on market $124,000 Active 196 DOM
2. 2026-06-17
   days on market $124,000 Active 195 DOM
3. 2026-06-16
   days on market $124,000 Active 194 DOM
4. 2026-06-15
   days on market $124,000 Active 193 DOM
5. 2026-06-14
   days on market $124,000 Active 191 DOM
6. 2026-06-13
   days on market $124,000 Active 190 DOM
7. 2026-06-10
   days on market $124,000 Active 188 DOM
8. 2026-06-08
   days on market $124,000 Active 186 DOM
9. 2026-06-07
   days on market $124,000 Active 185 DOM
10. 2026-06-03
    days on market $124,000 Active 181 DOM
11. 2026-06-02
    days on market $124,000 Active 180 DOM
12. 2026-06-01
    days on market $124,000 Active 179 DOM
13. 2026-05-31
    days on market $124,000 Active 178 DOM
14. 2026-05-31
    days on market $124,000 Active 177 DOM
15. 2025-12-04
    listed $124,000 Active 879-char remark

    Show marketing remark (857 chars)

    Discover an exceptional waterfront oasis--priced at land value and full of potential. Set on over an acre in a quiet, sought-after neighborhood, this rare offering delivers the perfect mix of privacy, convenience, and natural beauty. With direct canal access and your own private boat slip, enjoy effortless days spent fishing, boating, or simply unwinding by the water. The existing home is a fixer-upper or tear-down, giving you the freedom to create your ideal retreat or full-time waterfront residence. A large workshop provides additional versatility for storage, hobbies, or future plans. Perfect for outdoor lovers or anyone seeking a peaceful escape, this property offers quick access to both Blood River and Tickfaw River--while still just minutes from city amenities. It's a unique chance to have the waterfront lifestyle you've always envisioned.

16. 2025-12-04
    listed $124,000 Active 857-char remark

    Show marketing remark (857 chars)

    Discover an exceptional waterfront oasis--priced at land value and full of potential. Set on over an acre in a quiet, sought-after neighborhood, this rare offering delivers the perfect mix of privacy, convenience, and natural beauty. With direct canal access and your own private boat slip, enjoy effortless days spent fishing, boating, or simply unwinding by the water. The existing home is a fixer-upper or tear-down, giving you the freedom to create your ideal retreat or full-time waterfront residence. A large workshop provides additional versatility for storage, hobbies, or future plans. Perfect for outdoor lovers or anyone seeking a peaceful escape, this property offers quick access to both Blood River and Tickfaw River--while still just minutes from city amenities. It's a unique chance to have the waterfront lifestyle you've always envisioned.

17. 2025-07-21
    price $124,000
18. 2025-07-21
    price $124,000
19. 2025-06-16
    price $152,000
20. 2025-06-16
    price $152,000
21. 2025-04-15
    listed $161,000 Active
22. 2025-04-15
    listed $161,000 Active
23. 2025-02-06
    price $161,000
24. 2025-02-06
    price $161,000
25. 2025-01-15
    price $173,500
26. 2024-12-11
    listed $173,500 Active
27. 2024-12-11
    historical
28. 2024-11-13
    price $173,500
29. 2024-10-08
    listed $189,000 Active
30. 2024-10-08
    listed $189,000 Active

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $682 · $57/mo
• Expected delta: +$18/yr (+$1/mo · 2.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,342
• − Mortgage interest: −$6,946
• − Property taxes: −$664
• − Insurance: −$5,738
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − HOA: −$240
• − Depreciation: −$3,607
• Taxable loss: −$2,629
• Est. tax savings @ 24.0%: +$631
• After-tax cash flow: $-115/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

-34.4% since first listed

16 events — show timeline

• 2025-12-04 Listed $124,000 GBRMLS
• 2025-12-04 Listed $124,000 AcadianaMLS
• 2025-07-21 Price Changed $124,000 GBRMLS
• 2025-07-21 Price Changed $124,000 AcadianaMLS
• 2025-06-16 Price Changed $152,000 AcadianaMLS
• 2025-06-16 Price Changed $152,000 GBRMLS
• 2025-04-15 Listed $161,000 GBRMLS
• 2025-04-15 Listed $161,000 AcadianaMLS
• 2025-02-06 Price Changed $161,000 AcadianaMLS
• 2025-02-06 Price Changed $161,000 GBRMLS
• 2025-01-15 Price Changed $173,500 AcadianaMLS
• 2024-12-11 Listed $173,500 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-13 Price Changed $173,500 GBRMLS
• 2024-10-08 Listed $189,000 AcadianaMLS
• 2024-10-08 Listed $189,000 GBRMLS

Property tax history

+10.0%/yr

Latest (2024): $664 · +14.4% YoY. Source: county tax records.