31810 Janice St · Killian, LA 70462

$159,000

2 bd · 1.0 ba · 1,084 sqft · SingleFamily · 15 Days on market

Built 2007 8,624 sqft lot $147/sqft · 16% below area Est $190k · 16% under

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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 +16.8/30.0
• ARV discount +14.9/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• Schools +4.0/10.0
• 1% rule +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MUST SEE! Well maintained Cottage Style Home. Cute and cozy home to fit so many needs. College students, getaway camp, second home, downsizing, starter home (you get the idea) Now let me tell you a few things about this 2bedroom 1 baht fenced in corner steal of a deal! X flood zone, PVC plumbing, roof 2 MONTHS old, HVAC 2 yrs old, Water heater 2026, stained concrete floors. If that isn't enough to book your viewing, let me mention the owner has seen a verity if wildlife coming out of the wooded area across the street, Riverside Marina just a few minutes' walk, if you don't want to launch the boat and access waters all the way to the Lakefront, just sit and enjoy the view. So much to talk about, just come see for yourself....

Key facts

• Roof 2 months old
• Fenced in corner
• Hvac 2 yrs old

Tags

• COTTAGE STYLE HOME
• FENCED IN CORNER
• PVC PLUMBING
• ROOF 2 MONTHS OLD
• HVAC 2 YRS OLD
• STAINED CONCRETE FLOORS

Property features AI

Finance

• HOA & community: Community water access

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s); Carbon monoxide detector
• Utilities: Public water; Septic tank sewer
• Home design: Single-story; Raised foundation; Shingle roof; Property condition: Excellent
• Construction: Raised foundation; Shingle roof
• Exterior features: Porch; Water access; river access; Corner lot; City lot; Lot dimensions approximately 50 x 70 x 55 x 90

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: Total of 5 rooms (bedroom configuration not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carbon monoxide detector; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (13.2% below list).
• Recommended offer: $129k (18.6% below list) — sets the bar for cash-flow.
• Cap rate 7.1% 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 $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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 $135k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $269/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,391 (18.6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (median comp): $190,150
• List price: $159,000
• Delta: -16.38%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32944 Lower Rome Rd	0.13mi	3/1.0 (+1)	1,094 (+1%)	20mo	$185,000	$169	71
31831 Marilyn St	0.10mi	3/2.0 (+1)	1,108 (+2%)	15mo	$187,500	$169	70
32894 Lower Rome Rd	0.21mi	2/1.0	999 (-8%)	15mo	$57,000	$57	64
32906 Lower Rome Rd	0.21mi	2/2.0	977 (-10%)	17mo	$110,000	$113	56
20566 Carpenter Rd	0.41mi	2/1.0	1,000 (-8%)	23mo	$160,000	$160	49

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: 21.1%
• Equity multiple: 2.71×
• Total profit: $76,039
• Equity at exit: $143,240

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $232,554
• Equity at exit: $308,902

Cash invested: $44,520 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$66
• Flood insurance flood zone: −$269 /mo · $3,228/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-168

Break-even live

Break-even rent $1,593

Max offer price $129,391

Occupancy floor —

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-09
   status Pending 734-char remark

   Show marketing remark (734 chars)

   MUST SEE! Well maintained Cottage Style Home. Cute and cozy home to fit so many needs. College students, getaway camp, second home, downsizing, starter home (you get the idea) Now let me tell you a few things about this 2bedroom 1 baht fenced in corner steal of a deal! X flood zone, PVC plumbing, roof 2 MONTHS old, HVAC 2 yrs old, Water heater 2026, stained concrete floors. If that isn't enough to book your viewing, let me mention the owner has seen a verity if wildlife coming out of the wooded area across the street, Riverside Marina just a few minutes' walk, if you don't want to launch the boat and access waters all the way to the Lakefront, just sit and enjoy the view. So much to talk about, just come see for yourself....

2. 2026-05-09
   status Pending 736-char remark

   Show marketing remark (734 chars)

   MUST SEE! Well maintained Cottage Style Home. Cute and cozy home to fit so many needs. College students, getaway camp, second home, downsizing, starter home (you get the idea) Now let me tell you a few things about this 2bedroom 1 baht fenced in corner steal of a deal! X flood zone, PVC plumbing, roof 2 MONTHS old, HVAC 2 yrs old, Water heater 2026, stained concrete floors. If that isn't enough to book your viewing, let me mention the owner has seen a verity if wildlife coming out of the wooded area across the street, Riverside Marina just a few minutes' walk, if you don't want to launch the boat and access waters all the way to the Lakefront, just sit and enjoy the view. So much to talk about, just come see for yourself....

3. 2026-04-24
   listed $159,000 Active 734-char remark

   Show marketing remark (734 chars)

   MUST SEE! Well maintained Cottage Style Home. Cute and cozy home to fit so many needs. College students, getaway camp, second home, downsizing, starter home (you get the idea) Now let me tell you a few things about this 2bedroom 1 baht fenced in corner steal of a deal! X flood zone, PVC plumbing, roof 2 MONTHS old, HVAC 2 yrs old, Water heater 2026, stained concrete floors. If that isn't enough to book your viewing, let me mention the owner has seen a verity if wildlife coming out of the wooded area across the street, Riverside Marina just a few minutes' walk, if you don't want to launch the boat and access waters all the way to the Lakefront, just sit and enjoy the view. So much to talk about, just come see for yourself....

4. 2026-04-24
   listed $159,000 Active 736-char remark

   Show marketing remark (734 chars)

   MUST SEE! Well maintained Cottage Style Home. Cute and cozy home to fit so many needs. College students, getaway camp, second home, downsizing, starter home (you get the idea) Now let me tell you a few things about this 2bedroom 1 baht fenced in corner steal of a deal! X flood zone, PVC plumbing, roof 2 MONTHS old, HVAC 2 yrs old, Water heater 2026, stained concrete floors. If that isn't enough to book your viewing, let me mention the owner has seen a verity if wildlife coming out of the wooded area across the street, Riverside Marina just a few minutes' walk, if you don't want to launch the boat and access waters all the way to the Lakefront, just sit and enjoy the view. So much to talk about, just come see for yourself....

5. 2020-07-24
   soldstatus $135,000 Closed

   Show marketing remark (523 chars)

   MUST SEE! Like New Cottage Style Home near Tickfaw River! 2BR, 1BA 2 Walk-In-Closets, Lrg Utility Rm, Open Floor Plan Great for Entertaining! Ideal Starter Home for small Family, College Student, Bachelor Pad, Down Sizing or 2nd Get-Away Home. It works for just about Any Situation! Walk Around the Corner to the Marina, sit on the Back Deck & Watch the Boats Go By! Launch your own Boat in the Boat Launch! Home is Low Maintenance on Small Lot, Perfect for on the Go & Busy Lives!! Sched your Private Showing!!

6. 2020-04-21
   status Pending

   Show marketing remark (523 chars)

   MUST SEE! Like New Cottage Style Home near Tickfaw River! 2BR, 1BA 2 Walk-In-Closets, Lrg Utility Rm, Open Floor Plan Great for Entertaining! Ideal Starter Home for small Family, College Student, Bachelor Pad, Down Sizing or 2nd Get-Away Home. It works for just about Any Situation! Walk Around the Corner to the Marina, sit on the Back Deck & Watch the Boats Go By! Launch your own Boat in the Boat Launch! Home is Low Maintenance on Small Lot, Perfect for on the Go & Busy Lives!! Sched your Private Showing!!

7. 2019-10-20
   historical
8. 2019-09-26
   price $132,000

   Show marketing remark (523 chars)

   MUST SEE! Like New Cottage Style Home near Tickfaw River! 2BR, 1BA 2 Walk-In-Closets, Lrg Utility Rm, Open Floor Plan Great for Entertaining! Ideal Starter Home for small Family, College Student, Bachelor Pad, Down Sizing or 2nd Get-Away Home. It works for just about Any Situation! Walk Around the Corner to the Marina, sit on the Back Deck & Watch the Boats Go By! Launch your own Boat in the Boat Launch! Home is Low Maintenance on Small Lot, Perfect for on the Go & Busy Lives!! Sched your Private Showing!!

9. 2019-09-26
   price $132,000

   Show marketing remark (523 chars)

   MUST SEE! Like New Cottage Style Home near Tickfaw River! 2BR, 1BA 2 Walk-In-Closets, Lrg Utility Rm, Open Floor Plan Great for Entertaining! Ideal Starter Home for small Family, College Student, Bachelor Pad, Down Sizing or 2nd Get-Away Home. It works for just about Any Situation! Walk Around the Corner to the Marina, sit on the Back Deck & Watch the Boats Go By! Launch your own Boat in the Boat Launch! Home is Low Maintenance on Small Lot, Perfect for on the Go & Busy Lives!! Sched your Private Showing!!

10. 2019-08-28
    status Active

    Show marketing remark (523 chars)

    MUST SEE! Like New Cottage Style Home near Tickfaw River! 2BR, 1BA 2 Walk-In-Closets, Lrg Utility Rm, Open Floor Plan Great for Entertaining! Ideal Starter Home for small Family, College Student, Bachelor Pad, Down Sizing or 2nd Get-Away Home. It works for just about Any Situation! Walk Around the Corner to the Marina, sit on the Back Deck & Watch the Boats Go By! Launch your own Boat in the Boat Launch! Home is Low Maintenance on Small Lot, Perfect for on the Go & Busy Lives!! Sched your Private Showing!!

11. 2019-08-28
    status Active

    Show marketing remark (523 chars)

    MUST SEE! Like New Cottage Style Home near Tickfaw River! 2BR, 1BA 2 Walk-In-Closets, Lrg Utility Rm, Open Floor Plan Great for Entertaining! Ideal Starter Home for small Family, College Student, Bachelor Pad, Down Sizing or 2nd Get-Away Home. It works for just about Any Situation! Walk Around the Corner to the Marina, sit on the Back Deck & Watch the Boats Go By! Launch your own Boat in the Boat Launch! Home is Low Maintenance on Small Lot, Perfect for on the Go & Busy Lives!! Sched your Private Showing!!

12. 2019-06-10
    status Pending

    Show marketing remark (523 chars)

    MUST SEE! Like New Cottage Style Home near Tickfaw River! 2BR, 1BA 2 Walk-In-Closets, Lrg Utility Rm, Open Floor Plan Great for Entertaining! Ideal Starter Home for small Family, College Student, Bachelor Pad, Down Sizing or 2nd Get-Away Home. It works for just about Any Situation! Walk Around the Corner to the Marina, sit on the Back Deck & Watch the Boats Go By! Launch your own Boat in the Boat Launch! Home is Low Maintenance on Small Lot, Perfect for on the Go & Busy Lives!! Sched your Private Showing!!

13. 2019-06-10
    status Pending

    Show marketing remark (523 chars)

    MUST SEE! Like New Cottage Style Home near Tickfaw River! 2BR, 1BA 2 Walk-In-Closets, Lrg Utility Rm, Open Floor Plan Great for Entertaining! Ideal Starter Home for small Family, College Student, Bachelor Pad, Down Sizing or 2nd Get-Away Home. It works for just about Any Situation! Walk Around the Corner to the Marina, sit on the Back Deck & Watch the Boats Go By! Launch your own Boat in the Boat Launch! Home is Low Maintenance on Small Lot, Perfect for on the Go & Busy Lives!! Sched your Private Showing!!

14. 2019-06-04
    soldstatus $20,000
15. 2019-04-19
    listed $135,000 Active

    Show marketing remark (523 chars)

    MUST SEE! Like New Cottage Style Home near Tickfaw River! 2BR, 1BA 2 Walk-In-Closets, Lrg Utility Rm, Open Floor Plan Great for Entertaining! Ideal Starter Home for small Family, College Student, Bachelor Pad, Down Sizing or 2nd Get-Away Home. It works for just about Any Situation! Walk Around the Corner to the Marina, sit on the Back Deck & Watch the Boats Go By! Launch your own Boat in the Boat Launch! Home is Low Maintenance on Small Lot, Perfect for on the Go & Busy Lives!! Sched your Private Showing!!

16. 2019-04-19
    listed $132,000

    Show marketing remark (523 chars)

    MUST SEE! Like New Cottage Style Home near Tickfaw River! 2BR, 1BA 2 Walk-In-Closets, Lrg Utility Rm, Open Floor Plan Great for Entertaining! Ideal Starter Home for small Family, College Student, Bachelor Pad, Down Sizing or 2nd Get-Away Home. It works for just about Any Situation! Walk Around the Corner to the Marina, sit on the Back Deck & Watch the Boats Go By! Launch your own Boat in the Boat Launch! Home is Low Maintenance on Small Lot, Perfect for on the Go & Busy Lives!! Sched your Private Showing!!

17. 2019-04-19
    listed $135,000 Active

    Show marketing remark (523 chars)

    MUST SEE! Like New Cottage Style Home near Tickfaw River! 2BR, 1BA 2 Walk-In-Closets, Lrg Utility Rm, Open Floor Plan Great for Entertaining! Ideal Starter Home for small Family, College Student, Bachelor Pad, Down Sizing or 2nd Get-Away Home. It works for just about Any Situation! Walk Around the Corner to the Marina, sit on the Back Deck & Watch the Boats Go By! Launch your own Boat in the Boat Launch! Home is Low Maintenance on Small Lot, Perfect for on the Go & Busy Lives!! Sched your Private Showing!!

18. 2019-04-19
    listed $132,000

    Show marketing remark (523 chars)

    MUST SEE! Like New Cottage Style Home near Tickfaw River! 2BR, 1BA 2 Walk-In-Closets, Lrg Utility Rm, Open Floor Plan Great for Entertaining! Ideal Starter Home for small Family, College Student, Bachelor Pad, Down Sizing or 2nd Get-Away Home. It works for just about Any Situation! Walk Around the Corner to the Marina, sit on the Back Deck & Watch the Boats Go By! Launch your own Boat in the Boat Launch! Home is Low Maintenance on Small Lot, Perfect for on the Go & Busy Lives!! Sched your Private Showing!!

19. 2009-10-01
    soldstatus

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,070 · $89/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,566
• − Mortgage interest: −$8,906
• − Property taxes: −$1,070
• − Insurance: −$4,024
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$4,625
• Taxable loss: −$4,709
• Est. tax savings @ 24.0%: +$1,130
• After-tax cash flow: $-881/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

+17.8% since first listed

19 events — show timeline

• 2026-05-09 Pending — AcadianaMLS
• 2026-05-09 Pending — GSREIN
• 2026-04-24 Listed $159,000 GSREIN
• 2026-04-24 Listed $159,000 AcadianaMLS
• 2020-07-24 Sold (MLS) $135,000 GSREIN
• 2020-04-21 Pending — GSREIN
• 2019-10-20 Delisted — GBRMLS
• 2019-09-26 Price Changed $132,000 GBRMLS
• 2019-09-26 Price Changed $132,000 GSREIN
• 2019-08-28 Relisted — GSREIN
• 2019-08-28 Relisted — GBRMLS
• 2019-06-10 Pending — GSREIN
• 2019-06-10 Pending — GBRMLS
• 2019-06-04 Sold (Public Records) $20,000 Public Records
• 2019-04-19 Listed $132,000 AcadianaMLS
• 2019-04-19 Listed $135,000 GBRMLS
• 2019-04-19 Listed $132,000 AcadianaMLS
• 2019-04-19 Listed $135,000 GSREIN
• 2009-10-01 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2024): $1,070 · +36.9% YoY. Source: county tax records.