90 Augusta Dr · Sun, LA 39426

$109,999

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 120 Days on market

Built 2000 5.57 ac lot ↓ 15% since listing

---

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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +2.7/10.0
• 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

Over 5.5 acres situated at the end of the road, offering outstanding privacy and a peaceful, secluded setting. This property backs up to water, creating a serene backdrop with plenty of room to enjoy the outdoors. The mobile home requires TLC, making it a great opportunity for investors or buyers looking to renovate or build equity. Property features include an RV hookup and a storage shed for added convenience. No flood insurance required. A must-see with endless potential. Motivated seller -- bring all offers!

Key facts

• End of the road
• 5.5 acres
• Peaceful setting

Tags

• 5.5 ACRES
• END OF THE ROAD
• EXCEPTIONAL PRIVACY
• PEACEFUL SETTING
• RENOVATION OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Picayune School District (town): math 31% / reading 34% proficiency, ranked #60 of 130 in MS (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 326 units permitted in Pearl River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pearl River County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,099 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.07% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 7.8

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-7,087
• Equity at exit: $16,401

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $7,704
• Equity at exit: $9,511

Cash invested: $30,800 (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 39426

• Home prices YoY: -33.9%
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$137 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $168

Break-even live

Break-even rent $962

Max offer price $109,999

Occupancy floor 81%

Sensitivity live

Price	-10% $244	-5% $206	+0% $168	+5% $130	+10% $92
Rent	-10% $75	-5% $122	+0% $168	+5% $215	+10% $261
Rate	-1.0pp $224	-0.5pp $196	base $168	+0.5pp $140	+1.0pp $111

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $109,999 Active 120 DOM
2. 2026-06-18
   days on market $109,999 Active 118 DOM
3. 2026-06-17
   days on market $109,999 Active 117 DOM
4. 2026-06-16
   days on market $109,999 Active 116 DOM
5. 2026-06-15
   days on market $109,999 Active 115 DOM
6. 2026-06-13
   days on market $109,999 Active 113 DOM
7. 2026-06-12
   days on market $109,999 Active 112 DOM
8. 2026-06-09
   days on market $109,999 Active 109 DOM
9. 2026-06-08
   days on market $109,999 Active 108 DOM
10. 2026-06-07
    days on market $109,999 Active 107 DOM
11. 2026-06-07
    days on market $109,999 Active 106 DOM
12. 2026-06-04
    days on market $109,999 Active 103 DOM
13. 2026-06-03
    days on market $109,999 Active 102 DOM
14. 2026-06-01
    days on market $109,999 Active 101 DOM
15. 2026-05-31
    days on market $109,999 Active 100 DOM
16. 2026-04-30
    price $109,999 526-char remark

    Show marketing remark (526 chars)

    Over 5.5 acres situated at the end of the road, offering outstanding privacy and a peaceful, secluded setting. This property backs up to water, creating a serene backdrop with plenty of room to enjoy the outdoors. The mobile home requires TLC, making it a great opportunity for investors or buyers looking to renovate or build equity. Property features include an RV hookup and a storage shed for added convenience. No flood insurance required. A must-see with endless potential. Motivated seller -- bring all offers!

17. 2026-04-07
    price $119,999 526-char remark

    Show marketing remark (526 chars)

    Over 5.5 acres situated at the end of the road, offering outstanding privacy and a peaceful, secluded setting. This property backs up to water, creating a serene backdrop with plenty of room to enjoy the outdoors. The mobile home requires TLC, making it a great opportunity for investors or buyers looking to renovate or build equity. Property features include an RV hookup and a storage shed for added convenience. No flood insurance required. A must-see with endless potential. Motivated seller -- bring all offers!

18. 2026-03-26
    price $124,999 526-char remark

    Show marketing remark (526 chars)

    Over 5.5 acres situated at the end of the road, offering outstanding privacy and a peaceful, secluded setting. This property backs up to water, creating a serene backdrop with plenty of room to enjoy the outdoors. The mobile home requires TLC, making it a great opportunity for investors or buyers looking to renovate or build equity. Property features include an RV hookup and a storage shed for added convenience. No flood insurance required. A must-see with endless potential. Motivated seller -- bring all offers!

19. 2026-02-20
    listed $129,999 Active 526-char remark

    Show marketing remark (526 chars)

    Over 5.5 acres situated at the end of the road, offering outstanding privacy and a peaceful, secluded setting. This property backs up to water, creating a serene backdrop with plenty of room to enjoy the outdoors. The mobile home requires TLC, making it a great opportunity for investors or buyers looking to renovate or build equity. Property features include an RV hookup and a storage shed for added convenience. No flood insurance required. A must-see with endless potential. Motivated seller -- bring all offers!

20. 2021-06-11
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,104
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$3,200
• Taxable income: $285
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $1,951/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: Picayune School District
• NCES district ID: 2803630
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $38,446
• Composite: 27.17/100
• National rank: #7025
• State rank: #60 of 130 in MS

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): 17,555

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Serbian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Pearl River

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -60.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.2 2016: R+66.8 2012: R+60.3 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.24%
• Current HPI: 158.3694
• 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

-15.4% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $109,999 MLSU
• 2026-04-07 Price Changed $119,999 MLSU
• 2026-03-26 Price Changed $124,999 MLSU
• 2026-02-20 Listed $129,999 MLSU
• 2021-06-11 Sold (Public Records) — Public Records

Property tax history

-6.5%/yr

Latest (2025): $203 · -14.8% YoY. Source: county tax records.