283 Lake Loop · Sugartown, LA 70634

$115,900

3 bd · 2.0 ba · 827 sqft · SingleFamily · 110 Days on market

Fair condition 6,970 sqft lot $140/sqft · 5% below area Est $122k · 5% 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 +19.5/30.0
• ARV discount +9.8/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wake up to peaceful waterfront living in this 3 bed, 2 bath two-story lake home on Bundick Lake! Enjoy stunning views from the spacious second-story deck overlooking the water. Property features a concrete bulkhead, private pier, and fishing dock--perfect for early morning casts and sunset evenings. Shaded lot offers comfort and privacy, plus covered parking and a well-maintained fenced in yard. Outdoor lovers will appreciate the nearby park within walking distance. Your ideal lake retreat awaits!

Key facts

• 6,970 sq ft lot
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $116k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $6 ($78/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#464 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Beauregard Parish (rural): math 30% / reading 41% proficiency, ranked #32 of 98 in LA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Beauregard Elementary School (math 27% / reading 32%, grade F, #333 of 646 statewide, top 54%, 428 students, 71% FRL) — zoned schools average 71% FRL vs 46% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 243 active listings in the ZIP; 83 units permitted in Beauregard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $801 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

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; 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 $105,469 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $122,244
• List price: $115,900
• Delta: -5.19%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Harris Dr	0.19mi	2/2.5 (-1)	936 (+13%)	4mo	$137,610	$147	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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-18,272
• Equity at exit: $17,281

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-14,993
• Equity at exit: $10,021

Cash invested: $32,452 (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 70634

• Home prices YoY: -30.6%
• Active inventory: 243
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$608
• Tax est. 1.5%: −$145 /mo · $1,738/yr
• Insurance: −$48
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $6

Break-even live

Break-even rent $1,172

Max offer price $115,900

Occupancy floor 94%

Sensitivity live

Price	-10% $87	-5% $47	+0% $6	+5% $-34	+10% $-74
Rent	-10% $-87	-5% $-40	+0% $6	+5% $53	+10% $100
Rate	-1.0pp $65	-0.5pp $36	base $6	+0.5pp $-24	+1.0pp $-54

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $115,900 Active 110 DOM
2. 2026-06-19
   days on market $115,900 Active 108 DOM
3. 2026-06-18
   days on market $115,900 Active 107 DOM
4. 2026-06-17
   days on market $115,900 Active 106 DOM
5. 2026-06-16
   days on market $115,900 Active 105 DOM
6. 2026-06-15
   days on market $115,900 Active 104 DOM
7. 2026-06-14
   days on market $115,900 Active 102 DOM
8. 2026-06-13
   days on market $115,900 Active 101 DOM
9. 2026-06-10
   days on market $115,900 Active 99 DOM
10. 2026-06-09
    days on market $115,900 Active 98 DOM
11. 2026-06-08
    days on market $115,900 Active 97 DOM
12. 2026-06-07
    days on market $115,900 Active 96 DOM
13. 2026-06-03
    days on market $115,900 Active 92 DOM
14. 2026-06-02
    days on market $115,900 Active 91 DOM
15. 2026-06-01
    days on market $115,900 Active 90 DOM
16. 2026-05-31
    days on market $115,900 Active 89 DOM
17. 2026-05-30
    days on market $115,900 Active 88 DOM
18. 2026-03-03
    listed $115,900 Active 502-char remark

    Show marketing remark (502 chars)

    Wake up to peaceful waterfront living in this 3 bed, 2 bath two-story lake home on Bundick Lake! Enjoy stunning views from the spacious second-story deck overlooking the water. Property features a concrete bulkhead, private pier, and fishing dock--perfect for early morning casts and sunset evenings. Shaded lot offers comfort and privacy, plus covered parking and a well-maintained fenced in yard. Outdoor lovers will appreciate the nearby park within walking distance. Your ideal lake retreat awaits!

ⓘ 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 7/10 Severe FEMA zone A · 77% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,167
• − Mortgage interest: −$6,492
• − Property taxes: −$1,738
• − Insurance: −$2,082
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$3,372
• Taxable loss: −$1,784
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $506/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This lakefront property requires moderate renovations to improve its condition and appeal to buyers. Key areas for improvement include the kitchen, bathrooms, exterior, and landscaping.

Repairs flagged

• Major Kitchen appliances — Older appliances need replacement for functionality and aesthetics.
• Major Bathroom fixtures — Older fixtures need replacement for functionality and aesthetics.
• Moderate Exterior siding — Weathered siding needs repainting or replacement for appearance.
• Major Landscaping — Overgrown and unkempt landscaping needs trimming and planting.

Value-add opportunities

• Resale Replace kitchen appliances and cabinetry — Modern appliances and updated cabinetry will attract more buyers.
• Resale Replace bathroom fixtures and tile — Modern fixtures and updated tile will attract more buyers.
• Resale Paint exterior siding and trim — Fresh paint will improve curb appeal and home value.
• Both Landscaping and yard maintenance — A well-maintained yard will attract buyers and renters alike.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Older appliances need replacement for functionality and aesthetics.	Major	$15,000–50,000
Bathroom fixtures · Older fixtures need replacement for functionality and aesthetics.	Major	$15,000–50,000
Exterior siding · Weathered siding needs repainting or replacement for appearance.	Moderate	$3,000–15,000
Landscaping · Overgrown and unkempt landscaping needs trimming and planting.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Resale Replace kitchen appliances and cabinetry — Modern appliances and updated cabinetry will attract more buyers. ↑
• Resale Replace bathroom fixtures and tile — Modern fixtures and updated tile will attract more buyers. ↑
• Resale Paint exterior siding and trim — Fresh paint will improve curb appeal and home value. ↑
• Both Landscaping and yard maintenance — A well-maintained yard will attract buyers and renters alike. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Beauregard Parish
• NCES district ID: 2200180
• Math proficiency: 30% ▼ -40.00%
• Reading proficiency: 41% ▼ -35.00%
• Median HH income: $46,033
• Composite: 30.34/100
• National rank: #6265
• State rank: #32 of 98 in LA

Livability — Sugartown

• Score: 41/100
• State rank: #464
• US rank: #27212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 25,038

Population outlook (Beauregard County) Hauer SSP2

• Today (2025): 37,760 people
• By 2030: 38,140 · +1.0%
• By 2040: 38,518 · +2.0%
• By 2050: 38,164 · +1.1%
• By 2075: 36,437 · -3.5%
• By 2100: 32,493 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 9% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 6% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Beauregard

• 2024 margin: Solid R (+71.3) · D 13.8% · R 85.1% · Other 1.1%
• 2008→2024 swing: -16.9pp toward R · 2008: -54.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+67.5 2016: R+65.3 2012: R+58.2 2008: R+54.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.61%
• Current HPI: 130.4445
• 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

1 event — show timeline

• 2026-03-03 Listed $115,900 GFPAR