22258 J L Parsons Rd · Killian, LA 70462

$145,000

3 bd · 2.0 ba · 2,182 sqft · SingleFamily · 38 Days on market

Built 1980 1.00 ac lot $66/sqft · 46% below area Est $270k · 46% under ↓ 5% since listing

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Why this score? — see what drove the B+ 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 +25.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling All Investors and/or Primary Home Owners. Home located in Flood Zone X! This Large Brick Live-In Ready Home is Quaint with a Nostalgic Flair. Home was remodeled in 2016 and New Roof was added in 2021. 3BR/2BA with Bonus Room has lots to Offer any Home Owner. From the Front Door you Enter into the Parlor/Living Area where you can sit, visit and lose All Track of Time. The Kitchen is Very Spacious with Lots of High End Cabinets and Plenty Counter Space. The Unique layout also offers a Sitting Area for Visiting or Entertaining, A Custom Brick Wine Nook, and a Large Island adding more Counter Space and Storage. The Dinning Area can Easily host 8 to 10 People. The Bonus/X-Tra Bedroom is situated between the kitchen and dinning area. Let your Imagination Work and Customize this Area to your Liking and what works for Your Family. It is Unique with the Potential to bring lots of added Character and Usable Space. Bedrooms 2 and 3 are located on the opposite side of the Dinning Area and are Secluded from the Remainder of the Home. These two Bedrooms Have a Total Wing of Their Own. The Primary Bedroom located on the opposite side of the Parlor/Living Area makes this a True Split Floor Plan with Privacy for Everyone. The Primary Boast an Ensuite Bath with Dual Vanities and Shower. In the Back Yard you will find a Welcoming Paved Sitting Area Great for Morning Coffee and watching the Wildlife. This Home is located on 1 Acre at the Dead End of a Driveway. The Home is live-in ready but a little maintenance and TLC could Add Lots of Value to this Already Priced to Sell Home. Home would qualify for Conventional, Cash, and possibly a FHA 203K Loan. Call for a Private Showing.

Key facts

• Remodeled in 2016
• Paved sitting area
• Large island

Tags

• REMODELED IN 2016
• NEW ROOF ADDED IN 2021
• CUSTOM BRICK WINE NOOK
• LARGE ISLAND
• PAVED SITTING AREA
• TRUE SPLIT FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.08% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (median comp): $270,000
• List price: $145,000
• Delta: -46.30%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.25×
• Total profit: $91,177
• Equity at exit: $130,627

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $259,049
• Equity at exit: $281,703

Cash invested: $40,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,571 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$60
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $191

Break-even live

Break-even rent $1,329

Max offer price $145,000

Occupancy floor 83%

Sensitivity live

Price	-10% $273	-5% $232	+0% $191	+5% $150	+10% $109
Rent	-10% $67	-5% $129	+0% $191	+5% $253	+10% $315
Rate	-1.0pp $264	-0.5pp $228	base $191	+0.5pp $153	+1.0pp $115

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-12
   price $145,000 1697-char remark

   Show marketing remark (1694 chars)

   Calling All Investors and/or Primary Home Owners. Home located in Flood Zone X! This Large Brick Live-In Ready Home is Quaint with a Nostalgic Flair. Home was remodeled in 2016 and New Roof was added in 2021. 3BR/2BA with Bonus Room has lots to Offer any Home Owner. From the Front Door you Enter into the Parlor/Living Area where you can sit, visit and lose All Track of Time. The Kitchen is Very Spacious with Lots of High End Cabinets and Plenty Counter Space. The Unique layout also offers a Sitting Area for Visiting or Entertaining, A Custom Brick Wine Nook, and a Large Island adding more Counter Space and Storage. The Dinning Area can Easily host 8 to 10 People. The Bonus/X-Tra Bedroom is situated between the kitchen and dinning area. Let your Imagination Work and Customize this Area to your Liking and what works for Your Family. It is Unique with the Potential to bring lots of added Character and Usable Space. Bedrooms 2 and 3 are located on the opposite side of the Dinning Area and are Secluded from the Remainder of the Home. These two Bedrooms Have a Total Wing of Their Own. The Primary Bedroom located on the opposite side of the Parlor/Living Area makes this a True Split Floor Plan with Privacy for Everyone. The Primary Boast an Ensuite Bath with Dual Vanities and Shower. In the Back Yard you will find a Welcoming Paved Sitting Area Great for Morning Coffee and watching the Wildlife. This Home is located on 1 Acre at the Dead End of a Driveway. The Home is live-in ready but a little maintenance and TLC could Add Lots of Value to this Already Priced to Sell Home. Home would qualify for Conventional, Cash, and possibly a FHA 203K Loan. Call for a Private Showing.

2. 2026-05-12
   price $145,000 1694-char remark

   Show marketing remark (1694 chars)

   Calling All Investors and/or Primary Home Owners. Home located in Flood Zone X! This Large Brick Live-In Ready Home is Quaint with a Nostalgic Flair. Home was remodeled in 2016 and New Roof was added in 2021. 3BR/2BA with Bonus Room has lots to Offer any Home Owner. From the Front Door you Enter into the Parlor/Living Area where you can sit, visit and lose All Track of Time. The Kitchen is Very Spacious with Lots of High End Cabinets and Plenty Counter Space. The Unique layout also offers a Sitting Area for Visiting or Entertaining, A Custom Brick Wine Nook, and a Large Island adding more Counter Space and Storage. The Dinning Area can Easily host 8 to 10 People. The Bonus/X-Tra Bedroom is situated between the kitchen and dinning area. Let your Imagination Work and Customize this Area to your Liking and what works for Your Family. It is Unique with the Potential to bring lots of added Character and Usable Space. Bedrooms 2 and 3 are located on the opposite side of the Dinning Area and are Secluded from the Remainder of the Home. These two Bedrooms Have a Total Wing of Their Own. The Primary Bedroom located on the opposite side of the Parlor/Living Area makes this a True Split Floor Plan with Privacy for Everyone. The Primary Boast an Ensuite Bath with Dual Vanities and Shower. In the Back Yard you will find a Welcoming Paved Sitting Area Great for Morning Coffee and watching the Wildlife. This Home is located on 1 Acre at the Dead End of a Driveway. The Home is live-in ready but a little maintenance and TLC could Add Lots of Value to this Already Priced to Sell Home. Home would qualify for Conventional, Cash, and possibly a FHA 203K Loan. Call for a Private Showing.

3. 2026-04-21
   listed $153,000 Active 1697-char remark

   Show marketing remark (1694 chars)

   Calling All Investors and/or Primary Home Owners. Home located in Flood Zone X! This Large Brick Live-In Ready Home is Quaint with a Nostalgic Flair. Home was remodeled in 2016 and New Roof was added in 2021. 3BR/2BA with Bonus Room has lots to Offer any Home Owner. From the Front Door you Enter into the Parlor/Living Area where you can sit, visit and lose All Track of Time. The Kitchen is Very Spacious with Lots of High End Cabinets and Plenty Counter Space. The Unique layout also offers a Sitting Area for Visiting or Entertaining, A Custom Brick Wine Nook, and a Large Island adding more Counter Space and Storage. The Dinning Area can Easily host 8 to 10 People. The Bonus/X-Tra Bedroom is situated between the kitchen and dinning area. Let your Imagination Work and Customize this Area to your Liking and what works for Your Family. It is Unique with the Potential to bring lots of added Character and Usable Space. Bedrooms 2 and 3 are located on the opposite side of the Dinning Area and are Secluded from the Remainder of the Home. These two Bedrooms Have a Total Wing of Their Own. The Primary Bedroom located on the opposite side of the Parlor/Living Area makes this a True Split Floor Plan with Privacy for Everyone. The Primary Boast an Ensuite Bath with Dual Vanities and Shower. In the Back Yard you will find a Welcoming Paved Sitting Area Great for Morning Coffee and watching the Wildlife. This Home is located on 1 Acre at the Dead End of a Driveway. The Home is live-in ready but a little maintenance and TLC could Add Lots of Value to this Already Priced to Sell Home. Home would qualify for Conventional, Cash, and possibly a FHA 203K Loan. Call for a Private Showing.

4. 2026-04-21
   listed $153,000 Active 1694-char remark

   Show marketing remark (1694 chars)

   Calling All Investors and/or Primary Home Owners. Home located in Flood Zone X! This Large Brick Live-In Ready Home is Quaint with a Nostalgic Flair. Home was remodeled in 2016 and New Roof was added in 2021. 3BR/2BA with Bonus Room has lots to Offer any Home Owner. From the Front Door you Enter into the Parlor/Living Area where you can sit, visit and lose All Track of Time. The Kitchen is Very Spacious with Lots of High End Cabinets and Plenty Counter Space. The Unique layout also offers a Sitting Area for Visiting or Entertaining, A Custom Brick Wine Nook, and a Large Island adding more Counter Space and Storage. The Dinning Area can Easily host 8 to 10 People. The Bonus/X-Tra Bedroom is situated between the kitchen and dinning area. Let your Imagination Work and Customize this Area to your Liking and what works for Your Family. It is Unique with the Potential to bring lots of added Character and Usable Space. Bedrooms 2 and 3 are located on the opposite side of the Dinning Area and are Secluded from the Remainder of the Home. These two Bedrooms Have a Total Wing of Their Own. The Primary Bedroom located on the opposite side of the Parlor/Living Area makes this a True Split Floor Plan with Privacy for Everyone. The Primary Boast an Ensuite Bath with Dual Vanities and Shower. In the Back Yard you will find a Welcoming Paved Sitting Area Great for Morning Coffee and watching the Wildlife. This Home is located on 1 Acre at the Dead End of a Driveway. The Home is live-in ready but a little maintenance and TLC could Add Lots of Value to this Already Priced to Sell Home. Home would qualify for Conventional, Cash, and possibly a FHA 203K Loan. Call for a Private Showing.

5. 2010-07-20
   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: $1,249 · $104/mo
• Projected year-2 tax: $1,249 · $104/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 7/10 Severe FEMA zone A · 78% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,849
• − Mortgage interest: −$8,122
• − Property taxes: −$1,249
• − Insurance: −$2,228
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$4,218
• Taxable income: $16
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $2,286/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

-5.2% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $145,000 GSREIN
• 2026-05-12 Price Changed $145,000 AcadianaMLS
• 2026-04-21 Listed $153,000 AcadianaMLS
• 2026-04-21 Listed $153,000 GSREIN
• 2010-07-20 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2024): $1,249 · +27.0% YoY. Source: county tax records.