79100 Crump Rd · Sun, LA 70431

$165,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 286 Days on market

Built 1981 6.69 ac lot $123/sqft · 15% below area Est $235k · 30% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a fresh start on more than 6 acres in Bush? Want to build your dream homestead but don't want to start on completely raw land? This may be the one for you! This UNFINISHED two-story, partially renovated home sits on 6.69 acres of cleared and maintained land. Hardy plank has been installed, a balcony has been added, and all materials and appliances onsite will remain for you to complete your vision. Electricity and plumbing are connected and an onsite septic and well could make your monthly utility bills a little lower. Established fruit trees, pecan trees, good drainage, and lots of room to run make this an ideal property to bring all of your country living dreams come true. Schedule your private showing today and bring your creative vision with you...you don't want to miss it!

Key facts

• More than 6 acres
• Balcony added
• 6.69 acre lot

Tags

• MORE THAN 6 ACRES
• PARTIALLY RENOVATED HOME
• CLEARED AND MAINTAINED LAND
• HARDY PLANK INSTALLED
• BALCONY ADDED
• ONSITE SEPTIC AND WELL

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 $185 ($2k/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 $147k (10.8% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.1% in Sun — 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 49/100 on livability (#431 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools F, crime F.
• St. Tammany Parish (suburban): math 43% / reading 55% proficiency, ranked #11 of 98 in LA (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 77 active listings in the ZIP; 1,064 units permitted in St. Tammany Parish in 2024 (0 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.
• St. Tammany County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $165k implies a 175% 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 9.3

CMA / ARV

• ARV (median comp): $235,091
• List price: $165,000
• Delta: -29.81%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78361 Watts Rd	0.54mi	2/2.0 (-1)	1,374 (+2%)	1mo	$260,000	$189	66
78400 Watts Rd	0.37mi	3/2.0	1,450 (+8%)	13mo	$70,002	$48	59

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

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-15,043
• Equity at exit: $24,602

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,742
• 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 70431

• Home prices YoY: -6.2%
• Active inventory: 77
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $185

Break-even live

Break-even rent $1,237

Max offer price $165,000

Occupancy floor 82%

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 24 events

1. 2026-06-18
   days on market $165,000 Active 286 DOM
2. 2026-06-17
   days on market $165,000 Active 285 DOM
3. 2026-06-16
   days on market $165,000 Active 284 DOM
4. 2026-06-15
   days on market $165,000 Active 283 DOM
5. 2026-06-13
   days on market $165,000 Active 281 DOM
6. 2026-06-10
   days on market $165,000 Active 278 DOM
7. 2026-06-09
   days on market $165,000 Active 277 DOM
8. 2026-06-08
   days on market $165,000 Active 276 DOM
9. 2026-06-07
   days on market $165,000 Active 275 DOM
10. 2026-06-03
    days on market $165,000 Active 271 DOM
11. 2026-06-02
    days on market $165,000 Active 270 DOM
12. 2026-06-01
    days on market $165,000 Active 269 DOM
13. 2026-05-31
    days on market $165,000 Active 268 DOM
14. 2026-02-04
    price $185,000 800-char remark

    Show marketing remark (802 chars)

    Looking for a fresh start on more than 6 acres in Bush? Want to build your dream homestead but don't want to start on completely raw land? This may be the one for you! This UNFINISHED two-story, partially renovated home sits on 6.69 acres of cleared and maintained land. Hardy plank has been installed, a balcony has been added, and all materials and appliances onsite will remain for you to complete your vision. Electricity and plumbing are connected and an onsite septic and well could make your monthly utility bills a little lower. Established fruit trees, pecan trees, good drainage, and lots of room to run make this an ideal property to bring all of your country living dreams come true. Schedule your private showing today and bring your creative vision with you. .. you don't want to miss it!

15. 2026-02-04
    price $185,000 802-char remark

    Show marketing remark (802 chars)

    Looking for a fresh start on more than 6 acres in Bush? Want to build your dream homestead but don't want to start on completely raw land? This may be the one for you! This UNFINISHED two-story, partially renovated home sits on 6.69 acres of cleared and maintained land. Hardy plank has been installed, a balcony has been added, and all materials and appliances onsite will remain for you to complete your vision. Electricity and plumbing are connected and an onsite septic and well could make your monthly utility bills a little lower. Established fruit trees, pecan trees, good drainage, and lots of room to run make this an ideal property to bring all of your country living dreams come true. Schedule your private showing today and bring your creative vision with you. .. you don't want to miss it!

16. 2025-09-05
    listed $195,000 Active 800-char remark

    Show marketing remark (802 chars)

    Looking for a fresh start on more than 6 acres in Bush? Want to build your dream homestead but don't want to start on completely raw land? This may be the one for you! This UNFINISHED two-story, partially renovated home sits on 6.69 acres of cleared and maintained land. Hardy plank has been installed, a balcony has been added, and all materials and appliances onsite will remain for you to complete your vision. Electricity and plumbing are connected and an onsite septic and well could make your monthly utility bills a little lower. Established fruit trees, pecan trees, good drainage, and lots of room to run make this an ideal property to bring all of your country living dreams come true. Schedule your private showing today and bring your creative vision with you. .. you don't want to miss it!

17. 2025-09-05
    listed $195,000 Active 802-char remark

    Show marketing remark (802 chars)

    Looking for a fresh start on more than 6 acres in Bush? Want to build your dream homestead but don't want to start on completely raw land? This may be the one for you! This UNFINISHED two-story, partially renovated home sits on 6.69 acres of cleared and maintained land. Hardy plank has been installed, a balcony has been added, and all materials and appliances onsite will remain for you to complete your vision. Electricity and plumbing are connected and an onsite septic and well could make your monthly utility bills a little lower. Established fruit trees, pecan trees, good drainage, and lots of room to run make this an ideal property to bring all of your country living dreams come true. Schedule your private showing today and bring your creative vision with you. .. you don't want to miss it!

18. 2010-12-28
    soldstatus $60,000
19. 2010-12-28
    soldstatus $60,000
20. 2010-05-04
    listed $85,000
21. 2010-05-04
    listed $85,000
22. 2010-05-03
    listed $85,000
23. 2010-05-03
    listed $85,000
24. 2000-07-25
    soldstatus $20,000

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$386/yr (+$32/mo · 74.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 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: $17,655
• − Mortgage interest: −$9,243
• − Property taxes: −$521
• − Insurance: −$825
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$4,800
• Taxable loss: −$559
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $2,352/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: St. Tammany Parish
• NCES district ID: 2201650
• Math proficiency: 43% ▼ -32.00%
• Reading proficiency: 55% ▼ -26.00%
• Median HH income: $61,752
• Composite: 43.04/100
• National rank: #3098
• State rank: #11 of 98 in LA

Livability — Sun

• Score: 49/100
• State rank: #431
• US rank: #25844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 74
• Population (ZIP): 5,150

Population outlook (St. Tammany County) Hauer SSP2

• Today (2025): 286,725 people
• By 2030: 304,175 · +6.1%
• By 2040: 336,203 · +17.3%
• By 2050: 364,590 · +27.2%
• By 2075: 433,362 · +51.1%
• By 2100: 470,333 · +64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 13% Slovak 2% Portuguese 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · St. Tammany

• 2024 margin: Solid R (+43.8) · D 27.3% · R 71.1% · Other 1.6%
• 2008→2024 swing: +9.6pp toward D · 2008: -53.4pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+44.2 2016: R+50.8 2012: R+52.2 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.50%
• Current HPI: 294.8074
• 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

+825.0% since first listed

11 events — show timeline

• 2026-02-04 Price Changed $185,000 AcadianaMLS
• 2026-02-04 Price Changed $185,000 GSREIN
• 2025-09-05 Listed $195,000 GSREIN
• 2025-09-05 Listed $195,000 AcadianaMLS
• 2010-12-28 Sold (MLS) $60,000 GSREIN
• 2010-12-28 Sold (MLS) $60,000 GSREIN
• 2010-05-04 Listed $85,000 GSREIN
• 2010-05-04 Listed $85,000 AcadianaMLS
• 2010-05-03 Listed $85,000 AcadianaMLS
• 2010-05-03 Listed $85,000 GSREIN
• 2000-07-25 Sold (Public Records) $20,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $521 · -3.4% YoY. Source: county tax records.