76029 Bob Levy Rd · Sun, LA 70431

$69,999

5 bd · 3.0 ba · 1,400 sqft · SingleFamily public records · 9 Days on market

Built 1999

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 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

Investor Special! A Rare Opportunity on 1 Acre. Set on a beautifully wooded 1-acre homesite, this spacious 5-bedroom, 3-bath, residence offers exceptional potential for those with vision. Lots of trees, flowering bushes, and natural privacy surround the property, creating the peaceful setting so many buyers seek. The land is mostly cleared, and the backyard enjoys abundant natural shade from the established tree canopy for outdoor living. Inside, the home features a generous layout with multiple living areas, with a large kitchen footprint. The residence does require renovation, including debris removal inside, general interior updates, and a possible new roof, making it a strong opportunity for investors, flippers, or buyers looking to design a home to their standards. The expansive grounds invite endless possibilities: gardens, recreation, outdoor entertaining, or future enhancements. With its combination of acreage, square footage, and quiet rural surroundings, this property represents a rare chance to create something truly special. For those seeking value, land, and the opportunity to transform a home with great potential, this is an investment worth exploring.

Key facts

• Wooded homesite
• Natural privacy
• 1 acre

Tags

• 1 ACRE
• WOODED HOMESITE
• NATURAL PRIVACY
• ABUNDANT NATURAL SHADE
• MULTIPLE LIVING AREAS
• LARGE KITCHEN FOOTPRINT

Property features AI

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank
• Home design: Single-story home; Raised foundation; Vinyl siding; Shingle roof
• Construction: Built with vinyl siding; Raised foundation; Shingle roof
• Exterior features: Lot located outside city limits; Lot dimensions approximately 162 x 269

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Wood-burning fireplace; Total of 9 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 21.3% 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-, crime F, amenities 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.
• Zoned schools: Sixth Ward Elementary School (math 42% / reading 57%, grade D, #129 of 646 statewide, top 21%, 321 students, 63% FRL); Pearl River High School (math 22% / reading 36%, grade F, #132 of 265 statewide, top 50%, 830 students, 55% FRL) — zoned schools average 59% FRL vs 40% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $69,999

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. 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?
4. 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.
5. 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.
6. 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: 2.36% ✓
• Cap rate: 21.25%
• Cash-on-cash: 53.43%
• DSCR: 3.38
• GRM: 3.5

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: 51.5%
• Equity multiple: 3.26×
• Total profit: $44,236
• Equity at exit: $10,437

10-year hold

• IRR: 56.8%
• Equity multiple: 6.62×
• Total profit: $110,070
• Equity at exit: $6,052

Cash invested: $19,600 (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 70431

• Home prices YoY: -6.2%
• Active inventory: 77
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $873

Break-even live

Break-even rent $548

Max offer price $69,999

Occupancy floor 42%

Sensitivity live

Price	-10% $912	-5% $893	+0% $873	+5% $853	+10% $833
Rent	-10% $742	-5% $807	+0% $873	+5% $938	+10% $1,003
Rate	-1.0pp $908	-0.5pp $891	base $873	+0.5pp $855	+1.0pp $836

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $69,999 Active 9 DOM
2. 2026-06-17
   days on market $69,999 Active 8 DOM
3. 2026-06-16
   days on market $69,999 Active 7 DOM
4. 2026-06-15
   days on market $69,999 Active 6 DOM
5. 2026-06-13
   days on market $69,999 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $69,999 Active 1 DOM

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $444 · $37/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: $19,837
• − Mortgage interest: −$3,921
• − Property taxes: −$444
• − Insurance: −$350
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$2,036
• Taxable income: $9,912
• Est. tax owed @ 24.0%: −$2,379
• After-tax cash flow: $8,094/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

+0.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $69,999 AcadianaMLS
• 2026-06-09 Listed $69,999 GSREIN

Property tax history

-2.9%/yr

Latest (2025): $444 · -4.4% YoY. Source: county tax records.