22754 Citation Dr · Prairieville, LA 70726

$224,900

3 bd · 2.0 ba · 1,540 sqft · SingleFamily · 73 Days on market

Built 2010 8,276 sqft lot Est $246k · 9% under

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Why this score? — see what drove the D 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 +13.1/30.0
• ARV discount +11.4/15.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a small, quiet neighborhood with no HOA, this well-maintained home offers both comfort and convenience. The roof is less than five years old, providing peace of mind for years to come, and the property is situated in Flood Zone X and did not flood in 2016. The primary bedroom features a custom-designed closet for optimal organization and storage. Step outside to enjoy the oversized covered backyard area, perfect for entertaining or relaxing, with solar lighting along the backyard fencing that enhances ambiance and functionality. This home combines thoughtful upgrades with a desirable location.

Key facts

• Quiet neighborhood
• No hoa
• Solar lighting

Tags

• QUIET NEIGHBORHOOD
• NO HOA
• CUSTOM-DESIGNED CLOSET
• OVERSIZED COVERED BACKYARD
• SOLAR LIGHTING

Property features AI

Exterior

• Parking: Garage (total 4 parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence (detached); One story; Built by Vicknair Builders, LLC
• Construction: Vinyl siding and brick exterior; Shingle roof; Slab foundation
• Exterior features: Covered patio; Wood full fencing; Shed(s)

Interior

• Flooring: Tile; Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Window treatments
• Laundry & utility: Laundry room with washer and electric dryer hookups located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-8 ($-94/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (18.9% below list).
• Recommended offer: $182k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.4% in Prairieville — 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 69/100 on livability (#70 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: Rents rising (+3.8%/yr); 985 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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 $177k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $182,319 (18.9% 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 73 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $246,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22754 Citation Dr	0.00mi	3/2.0	1,540 (0%)	1mo	$224,900	$146	99
11556 Mary Lee Dr	0.14mi	3/2.0	1,540 (0%)	5mo	$225,000	$146	89
22834 Citation Dr	0.19mi	3/2.0	1,540 (0%)	10mo	$224,900	$146	83
22798 Citation Dr	0.11mi	3/2.0	1,365 (-11%)	2mo	$215,000	$158	74
22839 Cabo Ln	0.21mi	3/2.0	1,420 (-8%)	3mo	$227,000	$160	74
22778 Citation Dr	0.06mi	3/2.0	1,360 (-12%)	6mo	$210,000	$154	72
11553 Mary Lee Dr	0.18mi	3/2.0	1,314 (-15%)	3mo	$214,900	$164	65
14246 Monmouth Ave	0.48mi	4/2.0 (+1)	1,506 (-2%)	9mo	$246,900	$164	62
12451 Preakness Dr	0.49mi	4/2.0 (+1)	1,602 (+4%)	9mo	$269,900	$168	58
12464 Preakness Dr	0.48mi	4/2.0 (+1)	1,602 (+4%)	10mo	$272,900	$170	58
12457 Preakness Dr	0.48mi	4/2.0 (+1)	1,602 (+4%)	10mo	$264,900	$165	58
11659 Melinda Ln	0.46mi	3/2.0	1,683 (+9%)	7mo	$241,000	$143	57

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

Projected returns pro-forma

-3.0% appreciation · 3.83% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-35,447
• Equity at exit: $33,533

10-year hold

• IRR: -6.0%
• Equity multiple: 0.60×
• Total profit: $-25,257
• Equity at exit: $19,445

Cash invested: $62,972 (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 70726

• Rents YoY: 3.8%
• Active inventory: 985
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$175 /mo · $2,101/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-8

Break-even live

Break-even rent $1,833

Max offer price $223,511

Occupancy floor 95%

Sensitivity live

Price	-10% $119	-5% $56	+0% $-8	+5% $-72	+10% $-135
Rent	-10% $-152	-5% $-80	+0% $-8	+5% $64	+10% $136
Rate	-1.0pp $105	-0.5pp $49	base $-8	+0.5pp $-66	+1.0pp $-125

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	16d	1	0.87mi
23209 Kudu Trail Dr Denham Springs, LA	3.0	2.0	1887	$2,100	$1.11	45d	1	1.11mi
23209 Kudu Trail Dr Denham Springs, LA	3.0	2.0	1887	$1,850	$0.98	25d	1	1.11mi
11247 Westwood Ave Denham Springs, LA	3.0	2.0	1514	$1,850	$1.22	45d	1	1.17mi
11327 Shady Bnd Denham Springs, LA	4.0	2.0	1998	$2,150	$1.08	16d	1	1.48mi

Listing history 20 events

1. 2026-04-30
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Located in a small, quiet neighborhood with no HOA, this well-maintained home offers both comfort and convenience. The roof is less than five years old, providing peace of mind for years to come, and the property is situated in Flood Zone X and did not flood in 2016. The primary bedroom features a custom-designed closet for optimal organization and storage. Step outside to enjoy the oversized covered backyard area, perfect for entertaining or relaxing, with solar lighting along the backyard fencing that enhances ambiance and functionality. This home combines thoughtful upgrades with a desirable location.

2. 2026-04-30
   status Pending

   Show marketing remark (611 chars)

   Located in a small, quiet neighborhood with no HOA, this well-maintained home offers both comfort and convenience. The roof is less than five years old, providing peace of mind for years to come, and the property is situated in Flood Zone X and did not flood in 2016. The primary bedroom features a custom-designed closet for optimal organization and storage. Step outside to enjoy the oversized covered backyard area, perfect for entertaining or relaxing, with solar lighting along the backyard fencing that enhances ambiance and functionality. This home combines thoughtful upgrades with a desirable location.

3. 2026-04-06
   price $224,900 611-char remark

   Show marketing remark (611 chars)

   Located in a small, quiet neighborhood with no HOA, this well-maintained home offers both comfort and convenience. The roof is less than five years old, providing peace of mind for years to come, and the property is situated in Flood Zone X and did not flood in 2016. The primary bedroom features a custom-designed closet for optimal organization and storage. Step outside to enjoy the oversized covered backyard area, perfect for entertaining or relaxing, with solar lighting along the backyard fencing that enhances ambiance and functionality. This home combines thoughtful upgrades with a desirable location.

4. 2026-04-06
   price $224,900

   Show marketing remark (611 chars)

   Located in a small, quiet neighborhood with no HOA, this well-maintained home offers both comfort and convenience. The roof is less than five years old, providing peace of mind for years to come, and the property is situated in Flood Zone X and did not flood in 2016. The primary bedroom features a custom-designed closet for optimal organization and storage. Step outside to enjoy the oversized covered backyard area, perfect for entertaining or relaxing, with solar lighting along the backyard fencing that enhances ambiance and functionality. This home combines thoughtful upgrades with a desirable location.

5. 2026-03-10
   price $227,500 611-char remark

   Show marketing remark (611 chars)

   Located in a small, quiet neighborhood with no HOA, this well-maintained home offers both comfort and convenience. The roof is less than five years old, providing peace of mind for years to come, and the property is situated in Flood Zone X and did not flood in 2016. The primary bedroom features a custom-designed closet for optimal organization and storage. Step outside to enjoy the oversized covered backyard area, perfect for entertaining or relaxing, with solar lighting along the backyard fencing that enhances ambiance and functionality. This home combines thoughtful upgrades with a desirable location.

6. 2026-03-10
   price $227,500

   Show marketing remark (611 chars)

   Located in a small, quiet neighborhood with no HOA, this well-maintained home offers both comfort and convenience. The roof is less than five years old, providing peace of mind for years to come, and the property is situated in Flood Zone X and did not flood in 2016. The primary bedroom features a custom-designed closet for optimal organization and storage. Step outside to enjoy the oversized covered backyard area, perfect for entertaining or relaxing, with solar lighting along the backyard fencing that enhances ambiance and functionality. This home combines thoughtful upgrades with a desirable location.

7. 2026-02-17
   listed $235,000 Active
8. 2026-02-16
   listed $235,000 Active 611-char remark

   Show marketing remark (611 chars)

   Located in a small, quiet neighborhood with no HOA, this well-maintained home offers both comfort and convenience. The roof is less than five years old, providing peace of mind for years to come, and the property is situated in Flood Zone X and did not flood in 2016. The primary bedroom features a custom-designed closet for optimal organization and storage. Step outside to enjoy the oversized covered backyard area, perfect for entertaining or relaxing, with solar lighting along the backyard fencing that enhances ambiance and functionality. This home combines thoughtful upgrades with a desirable location.

9. 2020-06-12
   soldstatus $177,000
10. 2020-06-05
    soldstatus Sold
11. 2020-05-09
    status Pending
12. 2020-04-28
    listed $179,000 Active
13. 2020-04-28
    listed $179,000
14. 2019-12-11
    soldstatus $126,000
15. 2010-12-02
    soldstatus
16. 2010-11-24
    soldstatus
17. 2010-11-02
    listed $145,900
18. 2010-11-02
    listed $145,900
19. 2010-05-25
    listed $153,900
20. 2010-05-25
    listed $153,900

ⓘ 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: $2,101 · $175/mo
• Projected year-2 tax: $2,101 · $175/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 ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,878
• − Mortgage interest: −$12,598
• − Property taxes: −$2,101
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$6,543
• Taxable loss: −$3,988
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $863/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 — Prairieville

• Score: 69/100
• State rank: #70
• US rank: #8507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston Parish · 87,496 people
• City population: 49,278
• Metro: Baton Rouge, LA
• Population (ZIP): 63,575
• Household income: $78,621
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 1211.0

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 (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 9% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

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: ▼ -104.37%
• Current HPI: 170.2207
• Rent YoY: ▲ 3.83%
• Metro: Baton Rouge, LA
• 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

+46.1% since first listed

20 events — show timeline

• 2026-04-30 Pending — AcadianaMLS
• 2026-04-30 Pending — GBRMLS
• 2026-04-06 Price Changed $224,900 AcadianaMLS
• 2026-04-06 Price Changed $224,900 GBRMLS
• 2026-03-10 Price Changed $227,500 AcadianaMLS
• 2026-03-10 Price Changed $227,500 GBRMLS
• 2026-02-17 Listed $235,000 GBRMLS
• 2026-02-16 Listed $235,000 AcadianaMLS
• 2020-06-12 Sold (Public Records) $177,000 Public Records
• 2020-06-05 Sold (MLS) — GBRMLS
• 2020-05-09 Pending — GBRMLS
• 2020-04-28 Listed $179,000 AcadianaMLS
• 2020-04-28 Listed $179,000 GBRMLS
• 2019-12-11 Sold (Public Records) $126,000 Public Records
• 2010-12-02 Sold (Public Records) — Public Records
• 2010-11-24 Sold (MLS) — GBRMLS
• 2010-11-02 Listed $145,900 GBRMLS
• 2010-11-02 Listed $145,900 AcadianaMLS
• 2010-05-25 Listed $153,900 AcadianaMLS
• 2010-05-25 Listed $153,900 GBRMLS

Property tax history

+2.9%/yr

Latest (2024): $2,101 · +21.6% YoY. Source: county tax records.