5260 Cicero Dr · Lemannville, LA 70725

$255,000

4 bd · 2.0 ba · 1,998 sqft · SingleFamily · 27 Days on market

Built 2005 0.25 ac lot $128/sqft · at area comps Est $248k · at est. $19/mo HOA · 1% of rent

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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 +19.7/30.0
• DSCR +6.2/10.0
• ARV discount +6.2/15.0
• Appreciation +5.2/10.0
• Schools +4.7/10.0
• 1% rule +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Seller Offering $5,000 toward closing costs with acceptable Offer. Open Floor Plan, with no wasted space. 4 Bedrooms, 2 Bathrooms, a Great Covered Patio, and a Large Backyard are a few highlights of this home. Of note: Ascension Parish Schools, Flood X (No Flood Insurance Required), Newer AC, and a Storage Shed that will remain with the home.

Key facts

• Newer ac
• Open floor plan
• Large backyard

Tags

• OPEN FLOOR PLAN
• COVERED PATIO
• LARGE BACKYARD
• FLOOD X
• NEWER AC
• STORAGE SHED

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $225 (about $18.75/month)

Exterior

• Parking: Garage; Driveway
• Home design: Detached single-family residence; Residential property
• Construction: Vinyl siding and brick exterior; Shingle roof; Slab foundation; Built on a 0.25-acre lot (approx. 82 x 133)
• Exterior features: Covered patio/porch; Wood fencing; Shed(s)

Interior

• Flooring: Tile; Wood; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/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 $242k (4.9% below list).
• Recommended offer: $242k (4.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#353 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Ascension Parish (suburban): math 48% / reading 58% proficiency, ranked #7 of 98 in LA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 579 units permitted in Ascension Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.4% local appreciation)).
• Ascension County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y 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 $145k; list at $255k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,491 (4.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.95% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $247,726
• List price: $255,000
• Delta: 2.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5247 Hemingway Dr	0.15mi	4/2.0	1,998 (0%)	10mo	$235,000	$118	84
40367 Kipling Dr	0.18mi	4/2.0	1,998 (0%)	11mo	$250,000	$125	83
40406 Fitzgerald Dr	0.25mi	4/2.0	1,998 (0%)	8mo	$265,500	$133	82
5345 Faulkner Dr	0.14mi	3/2.0 (-1)	1,908 (-4%)	1mo	$239,900	$126	80
40430 Fitzgerald Dr	0.27mi	4/2.0	1,996 (-0%)	11mo	$270,000	$135	78
5302 Courtyard Dr	0.45mi	3/2.0 (-1)	2,039 (+2%)	8mo	$340,000	$167	64
5154 Black River Rd	0.67mi	3/2.0 (-1)	1,959 (-2%)	6mo	$399,793	$204	55
40441 Fitzgerald Dr	0.31mi	3/2.0 (-1)	1,723 (-14%)	6mo	$230,000	$133	53
5486 Courtyard Dr	0.43mi	3/2.0 (-1)	1,811 (-9%)	10mo	$385,000	$213	51
41125 Merrimac Dr	0.73mi	4/2.0	1,831 (-8%)	4mo	$270,000	$147	48
6086 Tezcuco Ct	0.73mi	4/2.5	2,297 (+15%)	3mo	$405,000	$176	37
5166 Black River Rd	0.68mi	3/2.0 (-1)	1,767 (-12%)	10mo	$359,000	$203	35

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

Projected returns pro-forma

0.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.23×
• Total profit: $16,552
• Equity at exit: $79,262

10-year hold

• IRR: 9.6%
• Equity multiple: 2.09×
• Total profit: $77,958
• Equity at exit: $99,546

Cash invested: $71,400 (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 70725

• Home prices YoY: 0.2%
• Active inventory: 23
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,425 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$106
• HOA: −$19
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $301

Break-even live

Break-even rent $2,044

Max offer price $255,000

Occupancy floor 83%

Sensitivity live

Price	-10% $445	-5% $373	+0% $301	+5% $229	+10% $156
Rent	-10% $109	-5% $205	+0% $301	+5% $397	+10% $492
Rate	-1.0pp $429	-0.5pp $366	base $301	+0.5pp $235	+1.0pp $168

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40450 Hawthorne Dr Darrow, LA	4.0	2.0	2045	$2,250	$1.10	15d	1	0.33mi
40020 Gadwall Ct Gonzales, LA	4.0	2.0	2006	$2,600	$1.30	24d	1	0.74mi
5207 White River Rd Darrow, LA	3.0	2.0	2012	$2,650	$1.32	24d	1	0.80mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 28 events

1. 2026-06-14
   status $255,000 Pending 27 DOM
2. 2026-06-10
   days on market $255,000 Active 27 DOM

   Show marketing remark (344 chars)

   Seller Offering $5,000 toward closing costs with acceptable Offer. Open Floor Plan, with no wasted space. 4 Bedrooms, 2 Bathrooms, a Great Covered Patio, and a Large Backyard are a few highlights of this home. Of note: Ascension Parish Schools, Flood X (No Flood Insurance Required), Newer AC, and a Storage Shed that will remain with the home.

3. 2026-06-09
   days on market $255,000 Active 26 DOM
4. 2026-06-08
   days on market $255,000 Active 25 DOM
5. 2026-06-07
   days on market $255,000 Active 24 DOM
6. 2026-06-05
   days on market $255,000 Active 21 DOM
7. 2026-06-03
   days on market $255,000 Active 20 DOM
8. 2026-06-02
   days on market $255,000 Active 19 DOM
9. 2026-06-01
   days on market $255,000 Active 18 DOM
10. 2026-05-31
    days on market $255,000 Active 17 DOM
11. 2026-05-31
    days on market $255,000 Active 16 DOM
12. 2026-05-14
    listed $255,000 Active 344-char remark

    Show marketing remark (344 chars)

    Seller Offering $5,000 toward closing costs with acceptable Offer. Open Floor Plan, with no wasted space. 4 Bedrooms, 2 Bathrooms, a Great Covered Patio, and a Large Backyard are a few highlights of this home. Of note: Ascension Parish Schools, Flood X (No Flood Insurance Required), Newer AC, and a Storage Shed that will remain with the home.

13. 2026-05-14
    listed $255,000 Active 344-char remark

    Show marketing remark (344 chars)

    Seller Offering $5,000 toward closing costs with acceptable Offer. Open Floor Plan, with no wasted space. 4 Bedrooms, 2 Bathrooms, a Great Covered Patio, and a Large Backyard are a few highlights of this home. Of note: Ascension Parish Schools, Flood X (No Flood Insurance Required), Newer AC, and a Storage Shed that will remain with the home.

14. 2025-07-29
    listed $254,900 Active
15. 2010-11-03
    soldstatus $144,900
16. 2010-10-28
    soldstatus
17. 2010-10-28
    soldstatus $144,900
18. 2010-08-05
    listed $139,900
19. 2010-08-05
    listed $139,900
20. 2010-08-05
    listed $139,900
21. 2010-08-05
    listed $139,900
22. 2010-03-23
    listed $146,000
23. 2010-03-23
    listed $146,000
24. 2009-10-07
    listed $1,300
25. 2006-02-08
    soldstatus $133,800
26. 2005-07-22
    soldstatus
27. 2005-03-02
    listed $133,800
28. 2005-03-02
    listed $133,800

ⓘ 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: $1,828 · $152/mo
• Projected year-2 tax: $1,828 · $152/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,099
• − Mortgage interest: −$14,284
• − Property taxes: −$1,828
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − HOA: −$228
• − Depreciation: −$7,418
• Taxable loss: −$590
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $3,752/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: Ascension Parish
• NCES district ID: 2200090
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 58% ▼ -25.00%
• Median HH income: $68,423
• Composite: 47.0/100
• National rank: #2347
• State rank: #7 of 98 in LA

Livability — Lemannville

• Score: 56/100
• State rank: #353
• US rank: #23060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 995

Population outlook (Ascension County) Hauer SSP2

• Today (2025): 145,480 people
• By 2030: 158,329 · +8.8%
• By 2040: 183,741 · +26.3%
• By 2050: 207,615 · +42.7%
• By 2075: 260,244 · +78.9%
• By 2100: 289,576 · +99.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (72%)
• Race & ethnicity: Black 72% White 28%
• Common ancestry: Lithuanian 14%

Political lean MEDSL · Ascension

• 2024 margin: Solid R (+34.0) · D 32.2% · R 66.1% · Other 1.7%
• 2008→2024 swing: +1.7pp toward D · 2008: -35.7pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+32.5 2016: R+36.0 2012: R+34.3 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.41%
• Current HPI: 186.9917
• 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

+90.6% since first listed

19 events — show timeline

• 2026-06-10 Pending — AcadianaMLS
• 2026-06-10 Pending — GBRMLS
• 2026-05-14 Listed $255,000 GBRMLS
• 2026-05-14 Listed $255,000 AcadianaMLS
• 2025-07-29 Listed $254,900 AcadianaMLS
• 2010-11-03 Sold (Public Records) $144,900 Public Records
• 2010-10-28 Sold (MLS) — GBRMLS
• 2010-10-28 Sold (MLS) — GSREIN
• 2010-08-05 Listed $139,900 AcadianaMLS
• 2010-08-05 Listed $139,900 GBRMLS
• 2010-08-05 Listed $139,900 GSREIN
• 2010-08-05 Listed $139,900 AcadianaMLS
• 2010-03-23 Listed $146,000 AcadianaMLS
• 2010-03-23 Listed $146,000 GBRMLS
• 2009-10-07 Listed $1,300 GBRMLS
• 2006-02-08 Sold (Public Records) $133,800 Public Records
• 2005-07-22 Sold (MLS) — GBRMLS
• 2005-03-02 Listed $133,800 AcadianaMLS
• 2005-03-02 Listed $133,800 GBRMLS

Property tax history

+1.2%/yr

Latest (2025): $1,828 · -1.7% YoY. Source: county tax records.