24344 La Hwy 444 · Killian, LA 70754

$165,000

3 bd · 2.0 ba · 2,200 sqft · SingleFamily · 9 Days on market

Built 1987 0.48 ac lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The best kind of "Investor Special" in the heart of Louisiana's Sportsman's Paradise! Tucked back behind the local bait shop in one of the area's popular waterfront destinations, this private canal-front camp with access to Bayou Barbary and Lake Maurepas is loaded with opportunity and ready for someone to bring the vision back to life! You'll find this to be the ultimate setup for a weekend retreat, fishing camp, or a smart Airbnb investment. Enjoy private boat slips, oversized porch space, additional lot space for entertaining or RV parking, and the authentic South Louisiana camp lifestyle buyers are searching for. The home is in original condition with deferred maintenance and repairs needed, but the character and potential are undeniable with spacious rooms, brick arch details, double ovens, solid wood cabinets throughout, storage buildings, covered parking, and waterfront views throughout. Current RV on site to remain at no assigned value, along with the Mustang located beside the shop. DO NOT SLEEP on this rare opportunity to own a true waterfront getaway with endless potential in a highly sought-after recreational area. Bring your vision making it something that creates memories for years to come! ***HAS NEVER FLOODED!HVAC not operable but window units to remain.

Key facts

• Additional lot space
• Canal front camp
• Private boat slips

Tags

• CANAL FRONT CAMP
• PRIVATE BOAT SLIPS
• OVERSIZED PORCH SPACE
• ADDITIONAL LOT SPACE
• SPACIOUS ROOMS
• BRICK ARCH DETAILS

Property features AI

Exterior

• Parking: Attached garage; Carport (4 carport spaces); Total 4 parking spaces
• Utilities: Private well water; Propane
• Home design: Single-family detached residence; Residential property
• Construction: Brick construction; Metal roof; Slab foundation; Built as detached single family / camp
• Exterior features: Porch; On waterfront — riverfront; Workshop and shed(s)

Interior

• Kitchen: Oven; Electric cooktop; Microwave
• Flooring: Tile / ceramic tile; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Built-in features; Gas log and wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (0.3% below list).
• Recommended offer: $165k (0.3% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: 232 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 25y 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.

Recommended offer $164,557 (0.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,142
• Equity at exit: $24,602

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $10,303
• Equity at exit: $14,266

Cash invested: $46,200 (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 70754

• Active inventory: 232
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,646 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $245

Break-even live

Break-even rent $1,335

Max offer price $165,000

Occupancy floor 80%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-07
   statusdays on market $165,000 Pending 9 DOM
2. 2026-06-03
   days on market $165,000 Active 7 DOM
3. 2026-06-02
   days on market $165,000 Active 6 DOM
4. 2026-06-01
   days on market $165,000 Active 5 DOM
5. 2026-05-31
   days on market $165,000 Active 4 DOM
6. 2026-05-31
   days on market $165,000 Active 3 DOM
7. 2026-05-27
   listed $165,000 Active

   Show marketing remark (1300 chars)

   The best kind of "Investor Special" in the heart of Louisiana's Sportsman's Paradise! Tucked back behind the local bait shop in one of the area's popular waterfront destinations, this private canal-front camp with access to Bayou Barbary and Lake Maurepas is loaded with opportunity and ready for someone to bring the vision back to life! You'll find this to be the ultimate setup for a weekend retreat, fishing camp, or a smart Airbnb investment. Enjoy private boat slips, oversized porch space, additional lot space for entertaining or RV parking, and the authentic South Louisiana camp lifestyle buyers are searching for. The home is in original condition with deferred maintenance and repairs needed, but the character and potential are undeniable with spacious rooms, brick arch details, double ovens, solid wood cabinets throughout, storage buildings, covered parking, and waterfront views throughout. Current RV on site to remain at no assigned value, along with the Mustang located beside the shop. DO NOT SLEEP on this rare opportunity to own a true waterfront getaway with endless potential in a highly sought-after recreational area. Bring your vision making it something that creates memories for years to come! ***HAS NEVER FLOODED!HVAC not operable but window units to remain.

8. 2026-05-27
   listed $165,000 Active 1300-char remark

   Show marketing remark (1300 chars)

   The best kind of "Investor Special" in the heart of Louisiana's Sportsman's Paradise! Tucked back behind the local bait shop in one of the area's popular waterfront destinations, this private canal-front camp with access to Bayou Barbary and Lake Maurepas is loaded with opportunity and ready for someone to bring the vision back to life! You'll find this to be the ultimate setup for a weekend retreat, fishing camp, or a smart Airbnb investment. Enjoy private boat slips, oversized porch space, additional lot space for entertaining or RV parking, and the authentic South Louisiana camp lifestyle buyers are searching for. The home is in original condition with deferred maintenance and repairs needed, but the character and potential are undeniable with spacious rooms, brick arch details, double ovens, solid wood cabinets throughout, storage buildings, covered parking, and waterfront views throughout. Current RV on site to remain at no assigned value, along with the Mustang located beside the shop. DO NOT SLEEP on this rare opportunity to own a true waterfront getaway with endless potential in a highly sought-after recreational area. Bring your vision making it something that creates memories for years to come! ***HAS NEVER FLOODED!HVAC not operable but window units to remain.

9. 2011-09-21
   listed $269,900
10. 2011-09-21
    listed $269,900
11. 2011-01-12
    listed $239,900
12. 2011-01-12
    listed $239,900
13. 2010-11-10
    soldstatus
14. 2007-08-23
    soldstatus
15. 2007-08-20
    soldstatus
16. 2007-03-16
    listed $170,000
17. 2007-03-16
    listed $170,000
18. 2006-04-14
    listed $156,900
19. 2006-04-14
    listed $156,900
20. 2005-04-09
    listed $156,900
21. 2005-04-09
    listed $156,900
22. 2001-05-16
    listed $129,900

ⓘ 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: $1,448 · $121/mo
• Projected year-2 tax: $1,448 · $121/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $19,747
• − Mortgage interest: −$9,243
• − Property taxes: −$1,448
• − Insurance: −$825
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$4,800
• Taxable income: $272
• Est. tax owed @ 24.0%: −$65
• After-tax cash flow: $2,878/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): 12,153

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 10% Slovak 5% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Vietnamese 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: ▼ -90.25%
• Current HPI: 153.131
• 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

+27.0% since first listed

16 events — show timeline

• 2026-05-27 Listed $165,000 GBRMLS
• 2026-05-27 Listed $165,000 AcadianaMLS
• 2011-09-21 Listed $269,900 AcadianaMLS
• 2011-09-21 Listed $269,900 GBRMLS
• 2011-01-12 Listed $239,900 AcadianaMLS
• 2011-01-12 Listed $239,900 GBRMLS
• 2010-11-10 Sold (Public Records) — Public Records
• 2007-08-23 Sold (Public Records) — Public Records
• 2007-08-20 Sold (MLS) — GBRMLS
• 2007-03-16 Listed $170,000 GBRMLS
• 2007-03-16 Listed $170,000 AcadianaMLS
• 2006-04-14 Listed $156,900 AcadianaMLS
• 2006-04-14 Listed $156,900 GBRMLS
• 2005-04-09 Listed $156,900 AcadianaMLS
• 2005-04-09 Listed $156,900 GBRMLS
• 2001-05-16 Listed $129,900 AcadianaMLS

Property tax history

-1.3%/yr

Latest (2024): $1,448 · +8.4% YoY. Source: county tax records.