20224 Riverside Rd · Killian, LA 70462

$80,000

1 bd · 1.0 ba · 911 sqft · SingleFamily · 108 Days on market

Built 1990 0.51 ac lot $88/sqft · 17% above area Est $68k · 17% over ↓ 30% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This half-acre lot includes a Barndominium structure & a separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. The Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 square feet). There is a separate unfinished area with 568 square feet (this area is already "roughed in" with electrical & plumbing) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Established dirt & gravel driveway.

Key facts

• Covered patio
• Half acre lot
• Separate house pad

Tags

• HALF ACRE LOT
• BARNDOMINIUM STYLE STRUCTURE
• ATTACHED STORAGE BARN
• COVERED PATIO
• SEPARATE HOUSE PAD
• OPERATIONAL MODAD-SEWER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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 $9k of equity ($553 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.60% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.01%
• DSCR: 2.20
• GRM: 5.2

CMA / ARV

• ARV (median comp): $68,085
• List price: $80,000
• Delta: 17.50%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 44.7%
• Equity multiple: 4.38×
• Total profit: $75,677
• Equity at exit: $72,070

10-year hold

• IRR: 38.7%
• Equity multiple: 9.82×
• Total profit: $197,586
• Equity at exit: $155,422

Cash invested: $22,400 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $504

Break-even live

Break-even rent $645

Max offer price $80,000

Occupancy floor 56%

Sensitivity live

Price	-10% $550	-5% $527	+0% $504	+5% $482	+10% $459
Rent	-10% $403	-5% $454	+0% $504	+5% $555	+10% $606
Rate	-1.0pp $545	-0.5pp $525	base $504	+0.5pp $483	+1.0pp $462

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $80,000 Active 108 DOM
2. 2026-06-17
   days on market $80,000 Active 107 DOM
3. 2026-06-16
   days on market $80,000 Active 106 DOM
4. 2026-06-15
   days on market $80,000 Active 105 DOM
5. 2026-06-14
   days on market $80,000 Active 103 DOM
6. 2026-06-13
   days on market $80,000 Active 102 DOM
7. 2026-06-10
   days on market $80,000 Active 100 DOM
8. 2026-06-09
   days on market $80,000 Active 99 DOM
9. 2026-06-08
   days on market $80,000 Active 98 DOM
10. 2026-06-07
    days on market $80,000 Active 97 DOM
11. 2026-06-03
    days on market $80,000 Active 93 DOM
12. 2026-06-02
    days on market $80,000 Active 92 DOM
13. 2026-06-01
    days on market $80,000 Active 91 DOM
14. 2026-05-31
    days on market $80,000 Active 90 DOM
15. 2026-05-31
    days on market $80,000 Active 89 DOM
16. 2026-05-13
    status Active 576-char remark

    Show marketing remark (591 chars)

    This half-acre lot with a Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 living square feet). There is a separate area with 568 square feet unfinished. (This separate area is already "roughed in" with electrical & plumbing.) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Additionally, there is a completely separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. Established dirt & gravel driveway.

17. 2026-05-13
    status Active 591-char remark

    Show marketing remark (591 chars)

    This half-acre lot with a Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 living square feet). There is a separate area with 568 square feet unfinished. (This separate area is already "roughed in" with electrical & plumbing.) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Additionally, there is a completely separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. Established dirt & gravel driveway.

18. 2026-05-13
    status Active

    Show marketing remark (591 chars)

    This half-acre lot with a Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 living square feet). There is a separate area with 568 square feet unfinished. (This separate area is already "roughed in" with electrical & plumbing.) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Additionally, there is a completely separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. Established dirt & gravel driveway.

19. 2026-05-13
    status Active

    Show marketing remark (591 chars)

    This half-acre lot with a Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 living square feet). There is a separate area with 568 square feet unfinished. (This separate area is already "roughed in" with electrical & plumbing.) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Additionally, there is a completely separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. Established dirt & gravel driveway.

20. 2026-05-09
    status Pending 576-char remark

    Show marketing remark (591 chars)

    This half-acre lot with a Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 living square feet). There is a separate area with 568 square feet unfinished. (This separate area is already "roughed in" with electrical & plumbing.) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Additionally, there is a completely separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. Established dirt & gravel driveway.

21. 2026-05-09
    status Pending 591-char remark

    Show marketing remark (591 chars)

    This half-acre lot with a Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 living square feet). There is a separate area with 568 square feet unfinished. (This separate area is already "roughed in" with electrical & plumbing.) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Additionally, there is a completely separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. Established dirt & gravel driveway.

22. 2026-05-09
    status Pending

    Show marketing remark (591 chars)

    This half-acre lot with a Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 living square feet). There is a separate area with 568 square feet unfinished. (This separate area is already "roughed in" with electrical & plumbing.) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Additionally, there is a completely separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. Established dirt & gravel driveway.

23. 2026-05-09
    status Pending

    Show marketing remark (591 chars)

    This half-acre lot with a Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 living square feet). There is a separate area with 568 square feet unfinished. (This separate area is already "roughed in" with electrical & plumbing.) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Additionally, there is a completely separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. Established dirt & gravel driveway.

24. 2026-05-04
    price $80,000 591-char remark

    Show marketing remark (576 chars)

    This half-acre lot includes a Barndominium structure & a separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. The Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 square feet). There is a separate unfinished area with 568 square feet (this area is already "roughed in" with electrical & plumbing) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Established dirt & gravel driveway.

25. 2026-05-04
    price $80,000 576-char remark

    Show marketing remark (576 chars)

    This half-acre lot includes a Barndominium structure & a separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. The Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 square feet). There is a separate unfinished area with 568 square feet (this area is already "roughed in" with electrical & plumbing) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Established dirt & gravel driveway.

26. 2026-05-04
    price $80,000

    Show marketing remark (576 chars)

    This half-acre lot includes a Barndominium structure & a separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. The Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 square feet). There is a separate unfinished area with 568 square feet (this area is already "roughed in" with electrical & plumbing) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Established dirt & gravel driveway.

27. 2026-05-04
    price $80,000

    Show marketing remark (576 chars)

    This half-acre lot includes a Barndominium structure & a separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. The Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 square feet). There is a separate unfinished area with 568 square feet (this area is already "roughed in" with electrical & plumbing) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Established dirt & gravel driveway.

28. 2026-02-25
    listed $90,000 Active

    Show marketing remark (591 chars)

    This half-acre lot with a Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 living square feet). There is a separate area with 568 square feet unfinished. (This separate area is already "roughed in" with electrical & plumbing.) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Additionally, there is a completely separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. Established dirt & gravel driveway.

29. 2026-02-25
    listed $90,000 Active

    Show marketing remark (591 chars)

    This half-acre lot with a Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 living square feet). There is a separate area with 568 square feet unfinished. (This separate area is already "roughed in" with electrical & plumbing.) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Additionally, there is a completely separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. Established dirt & gravel driveway.

30. 2026-02-25
    listed $90,000 Active 576-char remark

    Show marketing remark (591 chars)

    This half-acre lot with a Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 living square feet). There is a separate area with 568 square feet unfinished. (This separate area is already "roughed in" with electrical & plumbing.) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Additionally, there is a completely separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. Established dirt & gravel driveway.

31. 2026-02-25
    listed $90,000 Active 591-char remark

    Show marketing remark (591 chars)

    This half-acre lot with a Barndominium includes a total of 2377 square feet under roof. Finished with 1 bedroom, 1 bath, a Kitchen, Laundry Room & Livingroom (911 living square feet). There is a separate area with 568 square feet unfinished. (This separate area is already "roughed in" with electrical & plumbing.) + the attached 633 square foot storage barn/ workshop + the 265 square foot covered patio/porch. Additionally, there is a completely separate 14 x 80 house/trailer pad with a Modad-Sewer / Water & Electric service. Established dirt & gravel driveway.

32. 2018-04-03
    soldstatus $115,000

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $676 · $56/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,394
• − Mortgage interest: −$4,481
• − Property taxes: −$676
• − Insurance: −$400
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,327
• Taxable income: $5,046
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $4,840/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

• Census place: Killian, LA
• 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

-30.4% since first listed

17 events — show timeline

• 2026-05-13 Relisted — AcadianaMLS
• 2026-05-13 Relisted — AcadianaMLS
• 2026-05-13 Relisted — GBRMLS
• 2026-05-13 Relisted — GBRMLS
• 2026-05-09 Pending — AcadianaMLS
• 2026-05-09 Pending — AcadianaMLS
• 2026-05-09 Pending — GBRMLS
• 2026-05-09 Pending — GBRMLS
• 2026-05-04 Price Changed $80,000 AcadianaMLS
• 2026-05-04 Price Changed $80,000 AcadianaMLS
• 2026-05-04 Price Changed $80,000 GBRMLS
• 2026-05-04 Price Changed $80,000 GBRMLS
• 2026-02-25 Listed $90,000 GBRMLS
• 2026-02-25 Listed $90,000 GBRMLS
• 2026-02-25 Listed $90,000 AcadianaMLS
• 2026-02-25 Listed $90,000 AcadianaMLS
• 2018-04-03 Sold (Public Records) $115,000 Public Records

Property tax history

+0.5%/yr

Latest (2024): $676 · +37.7% YoY. Source: county tax records.