26293 Riverscape Dr · Killian, LA 70462

$184,900

3 bd · 2.0 ba · 1,268 sqft · SingleFamily · 35 Days on market

Built 2008 5,227 sqft lot $146/sqft · 12% below area Est $209k · 12% under $29/mo HOA · 2% 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 +14.7/30.0
• ARV discount +12.7/15.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in the sought-after Riverscape community, this charming cottage-style home offers the perfect blend of comfort, and recreation. Located just one block from the scenic Amite River, residents enjoy indirect water access along with neighborhood amenities including a community swimming pool, private boat launch and boat dock, making it easy to embrace the Louisiana waterfront lifestyle. This 3-bedroom, 2-bath home features a durable metal roof, inviting porch space and a peaceful setting ideal for weekend escapes or full-time living. Recent updates include new laminate flooring, a new water heater and a new dishwasher, all installed in April 2026, adding modern comfort and value to the home. The oversized double-wide driveway accommodates up to 4 vehicles, offering plenty of off road parking. With a low maintenance yard you will have plenty of time to spend your days boating on the Amite River, relaxing poolside, fishing from the boat dock or just enjoying the quiet surroundings. This property captures the feeling of a year-round getaway. This home is an excellent opportunity for anyone looking to enjoy laid-back river-community living near Lake Maurepas and surrounding waterways.

Key facts

• Durable metal roof
• Inviting porch space
• Private boat launch

Tags

• INDIRECT WATER ACCESS
• COMMUNITY SWIMMING POOL
• PRIVATE BOAT LAUNCH
• DURABLE METAL ROOF
• INVITING PORCH SPACE
• NEW LAMINATE FLOORING

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $345 (about $28.75/month)

Exterior

• Parking: Open parking
• Home design: Detached single-family residence; Residential property
• Construction: Vinyl siding; Other foundation
• Exterior features: Concrete parking; Lot in Riverscape subdivision; Lot dimensions approximately 35 x 156 x 35 x 153

Interior

• Kitchen: Range; Oven; Dishwasher; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-20 ($-245/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (15.9% below list).
• Recommended offer: $155k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 $20k of equity ($1k loan paydown + $18k 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 17y 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 $125k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $155,409 (15.9% 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 35 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.84% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (median comp): $209,079
• List price: $184,900
• Delta: -11.56%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
TBD Riverscape Dr	0.11mi	3/2.0	1,302 (+3%)	10mo	$219,000	$168	82
TBD Riverscape Dr	0.11mi	3/2.0	1,302 (+3%)	10mo	$219,000	$168	82
26205 Riverscape Dr	0.16mi	3/2.0	1,302 (+3%)	10mo	$210,000	$161	80
16698 Meisner Rd	0.63mi	3/2.0	1,350 (+6%)	15mo	$208,000	$154	48

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: 23.9%
• Equity multiple: 2.92×
• Total profit: $99,404
• Equity at exit: $166,573

10-year hold

• IRR: 21.2%
• Equity multiple: 6.67×
• Total profit: $293,764
• Equity at exit: $359,220

Cash invested: $51,772 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$29
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-20

Break-even live

Break-even rent $1,580

Max offer price $181,287

Occupancy floor 96%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: waterpool

Listing history 38 events

1. 2026-06-18
   price $184,900 Active 35 DOM
2. 2026-06-18
   days on market $189,900 Active 35 DOM
3. 2026-06-17
   days on market $189,900 Active 34 DOM
4. 2026-06-16
   days on market $189,900 Active 33 DOM
5. 2026-06-15
   days on market $189,900 Active 32 DOM
6. 2026-06-14
   days on market $189,900 Active 30 DOM
7. 2026-06-13
   days on market $189,900 Active 29 DOM
8. 2026-06-10
   days on market $189,900 Active 27 DOM
9. 2026-06-09
   days on market $189,900 Active 26 DOM
10. 2026-06-08
    days on market $189,900 Active 25 DOM
11. 2026-06-07
    days on market $189,900 Active 24 DOM
12. 2026-06-03
    days on market $189,900 Active 20 DOM
13. 2026-06-02
    days on market $189,900 Active 19 DOM
14. 2026-06-01
    days on market $189,900 Active 18 DOM
15. 2026-05-31
    days on market $189,900 Active 17 DOM
16. 2026-05-31
    days on market $189,900 Active 16 DOM
17. 2026-05-14
    listed $189,900 Active 1282-char remark

    Show marketing remark (1203 chars)

    Nestled in the sought-after Riverscape community, this charming cottage-style home offers the perfect blend of comfort, and recreation. Located just one block from the scenic Amite River, residents enjoy indirect water access along with neighborhood amenities including a community swimming pool, private boat launch and boat dock, making it easy to embrace the Louisiana waterfront lifestyle. This 3-bedroom, 2-bath home features a durable metal roof, inviting porch space and a peaceful setting ideal for weekend escapes or full-time living. Recent updates include new laminate flooring, a new water heater and a new dishwasher, all installed in April 2026, adding modern comfort and value to the home. The oversized double-wide driveway accommodates up to 4 vehicles, offering plenty of off road parking. With a low maintenance yard you will have plenty of time to spend your days boating on the Amite River, relaxing poolside, fishing from the boat dock or just enjoying the quiet surroundings. This property captures the feeling of a year-round getaway. This home is an excellent opportunity for anyone looking to enjoy laid-back river-community living near Lake Maurepas and surrounding waterways.

18. 2026-05-14
    listed $189,900 Active 1282-char remark

    Show marketing remark (1203 chars)

    Nestled in the sought-after Riverscape community, this charming cottage-style home offers the perfect blend of comfort, and recreation. Located just one block from the scenic Amite River, residents enjoy indirect water access along with neighborhood amenities including a community swimming pool, private boat launch and boat dock, making it easy to embrace the Louisiana waterfront lifestyle. This 3-bedroom, 2-bath home features a durable metal roof, inviting porch space and a peaceful setting ideal for weekend escapes or full-time living. Recent updates include new laminate flooring, a new water heater and a new dishwasher, all installed in April 2026, adding modern comfort and value to the home. The oversized double-wide driveway accommodates up to 4 vehicles, offering plenty of off road parking. With a low maintenance yard you will have plenty of time to spend your days boating on the Amite River, relaxing poolside, fishing from the boat dock or just enjoying the quiet surroundings. This property captures the feeling of a year-round getaway. This home is an excellent opportunity for anyone looking to enjoy laid-back river-community living near Lake Maurepas and surrounding waterways.

19. 2018-10-05
    soldstatus $92,000 Sold
20. 2018-09-18
    status Under Contract
21. 2018-09-13
    listed $92,000 Active
22. 2018-09-13
    listed $92,000
23. 2016-05-18
    soldstatus $125,000
24. 2014-05-27
    listed $123,000
25. 2014-05-27
    listed $123,000
26. 2013-08-21
    soldstatus $112,000
27. 2012-09-04
    listed $115,000
28. 2012-09-04
    listed $115,000
29. 2012-07-23
    soldstatus $81,000
30. 2012-01-17
    listed $95,000
31. 2012-01-17
    listed $95,000
32. 2011-05-13
    listed $109,000
33. 2011-05-13
    listed $109,000
34. 2011-02-07
    soldstatus $40,000
35. 2011-01-11
    listed $52,000
36. 2011-01-11
    listed $52,000
37. 2009-10-22
    listed $98,000
38. 2009-10-22
    listed $98,000

ⓘ 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: $1,273 · $106/mo
• Projected year-2 tax: $1,273 · $106/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,649
• − Mortgage interest: −$10,357
• − Property taxes: −$1,273
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − HOA: −$348
• − Depreciation: −$5,379
• Taxable loss: −$3,414
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $574/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): 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

+93.8% since first listed

22 events — show timeline

• 2026-05-14 Listed $189,900 GBRMLS
• 2026-05-14 Listed $189,900 AcadianaMLS
• 2018-10-05 Sold (MLS) — GSREIN
• 2018-09-18 Pending — GSREIN
• 2018-09-13 Listed $92,000 AcadianaMLS
• 2018-09-13 Listed $92,000 GSREIN
• 2016-05-18 Sold (Public Records) $125,000 Public Records
• 2014-05-27 Listed $123,000 AcadianaMLS
• 2014-05-27 Listed $123,000 GBRMLS
• 2013-08-21 Sold (Public Records) $112,000 Public Records
• 2012-09-04 Listed $115,000 GSREIN
• 2012-09-04 Listed $115,000 AcadianaMLS
• 2012-07-23 Sold (MLS) — GSREIN
• 2012-01-17 Listed $95,000 AcadianaMLS
• 2012-01-17 Listed $95,000 GSREIN
• 2011-05-13 Listed $109,000 GSREIN
• 2011-05-13 Listed $109,000 AcadianaMLS
• 2011-02-07 Sold (MLS) — GSREIN
• 2011-01-11 Listed $52,000 AcadianaMLS
• 2011-01-11 Listed $52,000 GSREIN
• 2009-10-22 Listed $98,000 GSREIN
• 2009-10-22 Listed $98,000 AcadianaMLS

Property tax history

+2.9%/yr

Latest (2024): $1,273 · +30.0% YoY. Source: county tax records.