83199 F King Rd · Sun, LA 70431

$90,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 1 Days on market

Built 1947 2.00 ac lot Est $158k · 43% under ↓ 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Peaceful country living awaits with this charming 3-bedroom, 2-bath cottage nestled on approximately 2 picturesque acres adorned with beautiful mature trees. Whether you're searching for a weekend retreat or a place to call home, you'll love relaxing on the inviting front porch or gathering around the cozy wood-burning fireplace. The property also features a versatile shed with electricity, offering endless possibilities for hobbies, storage, or workspace needs. Enjoy the serenity and privacy of rural living while creating your own special haven away from the hustle and bustle of city life.

Key facts

• Electricity
• Versatile shed
• Front porch

Tags

• PICTURESQUE ACRES
• MATURE TREES
• FRONT PORCH
• WOOD-BURNING FIREPLACE
• VERSATILE SHED
• ELECTRICITY

Property features AI

Finance

• Other: Lot approximately 2 acres (dimensions 272 x 305)

Exterior

• Parking: Driveway
• Utilities: Well water; Sewer: treatment plant
• Home design: Single-story; Raised foundation; Shingle roof; Wood siding construction
• Construction: Built with wood siding
• Exterior features: Shed(s); Outside city limits

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace; Total of 3 rooms; Property described in poor condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.8% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.65% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.37%
• DSCR: 2.04
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $158,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22495 Maurice Taylor Rd	0.11mi	3/2.0	1,200 (-14%)	20mo	$136,000	$113	55

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: 16.5%
• Equity multiple: 1.66×
• Total profit: $16,737
• Equity at exit: $13,419

10-year hold

• IRR: 25.1%
• Equity multiple: 3.19×
• Total profit: $55,067
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$170 /mo · $2,045/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $491

Break-even live

Break-even rent $861

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $542	-5% $516	+0% $491	+5% $465	+10% $440
Rent	-10% $374	-5% $432	+0% $491	+5% $549	+10% $608
Rate	-1.0pp $536	-0.5pp $514	base $491	+0.5pp $468	+1.0pp $444

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 597-char remark

   Show marketing remark (597 chars)

   Peaceful country living awaits with this charming 3-bedroom, 2-bath cottage nestled on approximately 2 picturesque acres adorned with beautiful mature trees. Whether you're searching for a weekend retreat or a place to call home, you'll love relaxing on the inviting front porch or gathering around the cozy wood-burning fireplace. The property also features a versatile shed with electricity, offering endless possibilities for hobbies, storage, or workspace needs. Enjoy the serenity and privacy of rural living while creating your own special haven away from the hustle and bustle of city life.

2. 2026-06-17
   listed $90,000 Active 1 DOM

   Show marketing remark (597 chars)

   Peaceful country living awaits with this charming 3-bedroom, 2-bath cottage nestled on approximately 2 picturesque acres adorned with beautiful mature trees. Whether you're searching for a weekend retreat or a place to call home, you'll love relaxing on the inviting front porch or gathering around the cozy wood-burning fireplace. The property also features a versatile shed with electricity, offering endless possibilities for hobbies, storage, or workspace needs. Enjoy the serenity and privacy of rural living while creating your own special haven away from the hustle and bustle of city life.

ⓘ 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: $2,045 · $170/mo
• Projected year-2 tax: $2,045 · $170/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: $17,783
• − Mortgage interest: −$5,041
• − Property taxes: −$2,045
• − Insurance: −$450
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$2,618
• Taxable income: $4,784
• Est. tax owed @ 24.0%: −$1,148
• After-tax cash flow: $4,742/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

-48.6% since first listed

15 events — show timeline

• 2026-06-17 Listed $90,000 GSREIN
• 2026-06-17 Listed $90,000 AcadianaMLS
• 2018-10-11 Sold (Public Records) $160,000 Public Records
• 2018-10-10 Sold (MLS) $160,000 GSREIN
• 2018-08-17 Contingent — GSREIN
• 2018-07-21 Listed $158,900 AcadianaMLS
• 2018-07-21 Listed $158,900 GSREIN
• 2017-01-03 Sold (Public Records) $141,500 Public Records
• 2016-12-30 Sold (MLS) $141,500 GSREIN
• 2016-11-23 Contingent — GSREIN
• 2016-10-28 Price Changed $175,000 GSREIN
• 2016-10-28 Relisted — GSREIN
• 2016-10-21 Contingent — GSREIN
• 2016-08-26 Listed $185,000 GSREIN
• 2016-08-24 Listed $175,000 AcadianaMLS

Property tax history

+8.1%/yr

Latest (2025): $2,045 · -3.7% YoY. Source: county tax records.