1512 Sunset Dr · Bogalusa, LA 70427

$189,000

4 bd · 2.0 ba · 2,110 sqft · SingleFamily · 302 Days on market

Built 2005 0.31 ac lot $90/sqft · 40% below area Est $318k · 40% under

---

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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home was fully renovated in 2015 and features no carpeting, beautiful laminate wood and tile flooring! With three bedrooms on the main level, a spacious formal dining room, and a living area complete with cozy wood-burning fireplace, it's great for entertaining! You can unwind on the expansive covered front or back porch. The kitchen boasts stainless steel appliances and granite countertops, along with a generously sized laundry room offering extra storage space. Upstairs, there's a sizable bonus room with a walk-in closet that provides flexibility to serve as a fourth bedroom, media room, guest bedroom, home office, or home gym.

Key facts

• Covered front porch
• Tile flooring
• Covered back porch

Tags

• LAMINATE WOOD FLOORING
• TILE FLOORING
• WOOD BURNING FIREPLACE
• COVERED FRONT PORCH
• COVERED BACK PORCH
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $163 ($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 $181k (4.3% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 6.0% in Bogalusa — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 59/100 on livability (#273 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• City Of Bogalusa School District (town): math 4% / reading 14% proficiency, ranked #96 of 98 in LA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 87 active listings in the ZIP; 10 units permitted in Washington 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 $6k of value loss. Plan a longer hold.
• Washington County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 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 D-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: 0.96% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $317,619
• List price: $189,000
• Delta: -40.49%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19440 Anna's Point Rd	0.58mi	4/3.0	1,954 (-7%)	9mo	$317,500	$162	49
59345 Twin Pines Rd	0.53mi	3/2.5 (-1)	2,301 (+9%)	12mo	$260,000	$113	43

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-20,222
• Equity at exit: $28,181

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-4,205
• Equity at exit: $16,341

Cash invested: $52,920 (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 70427

• Home prices YoY: -17.8%
• Active inventory: 87
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$195 /mo · $2,345/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $163

Break-even live

Break-even rent $1,602

Max offer price $189,000

Occupancy floor 86%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-18
   days on market $189,000 Active 302 DOM
2. 2026-06-17
   days on market $189,000 Active 301 DOM
3. 2026-06-16
   days on market $189,000 Active 300 DOM
4. 2026-06-15
   days on market $189,000 Active 299 DOM
5. 2026-06-13
   days on market $189,000 Active 297 DOM
6. 2026-06-12
   days on market $189,000 Active 296 DOM
7. 2026-06-09
   days on market $189,000 Active 293 DOM
8. 2026-06-08
   days on market $189,000 Active 292 DOM
9. 2026-06-07
   days on market $189,000 Active 291 DOM
10. 2026-06-05
    days on market $189,000 Active 289 DOM
11. 2026-06-04
    days on market $189,000 Active 287 DOM
12. 2026-06-02
    days on market $189,000 Active 286 DOM
13. 2026-06-01
    days on market $189,000 Active 285 DOM
14. 2026-05-31
    days on market $189,000 Active 284 DOM
15. 2026-05-31
    days on market $189,000 Active 283 DOM
16. 2026-01-15
    price $189,000 642-char remark

    Show marketing remark (642 chars)

    This home was fully renovated in 2015 and features no carpeting, beautiful laminate wood and tile flooring! With three bedrooms on the main level, a spacious formal dining room, and a living area complete with cozy wood-burning fireplace, it's great for entertaining! You can unwind on the expansive covered front or back porch. The kitchen boasts stainless steel appliances and granite countertops, along with a generously sized laundry room offering extra storage space. Upstairs, there's a sizable bonus room with a walk-in closet that provides flexibility to serve as a fourth bedroom, media room, guest bedroom, home office, or home gym.

17. 2026-01-15
    price $189,000 642-char remark

    Show marketing remark (642 chars)

    This home was fully renovated in 2015 and features no carpeting, beautiful laminate wood and tile flooring! With three bedrooms on the main level, a spacious formal dining room, and a living area complete with cozy wood-burning fireplace, it's great for entertaining! You can unwind on the expansive covered front or back porch. The kitchen boasts stainless steel appliances and granite countertops, along with a generously sized laundry room offering extra storage space. Upstairs, there's a sizable bonus room with a walk-in closet that provides flexibility to serve as a fourth bedroom, media room, guest bedroom, home office, or home gym.

18. 2025-08-20
    listed $199,000 Active 642-char remark

    Show marketing remark (642 chars)

    This home was fully renovated in 2015 and features no carpeting, beautiful laminate wood and tile flooring! With three bedrooms on the main level, a spacious formal dining room, and a living area complete with cozy wood-burning fireplace, it's great for entertaining! You can unwind on the expansive covered front or back porch. The kitchen boasts stainless steel appliances and granite countertops, along with a generously sized laundry room offering extra storage space. Upstairs, there's a sizable bonus room with a walk-in closet that provides flexibility to serve as a fourth bedroom, media room, guest bedroom, home office, or home gym.

19. 2025-08-20
    listed $199,000 Active 642-char remark

    Show marketing remark (642 chars)

    This home was fully renovated in 2015 and features no carpeting, beautiful laminate wood and tile flooring! With three bedrooms on the main level, a spacious formal dining room, and a living area complete with cozy wood-burning fireplace, it's great for entertaining! You can unwind on the expansive covered front or back porch. The kitchen boasts stainless steel appliances and granite countertops, along with a generously sized laundry room offering extra storage space. Upstairs, there's a sizable bonus room with a walk-in closet that provides flexibility to serve as a fourth bedroom, media room, guest bedroom, home office, or home gym.

20. 2023-12-21
    soldstatus $180,000
21. 2023-12-15
    soldstatus $180,000 Closed
22. 2023-11-08
    historical Active Under Contract
23. 2023-10-27
    listed $185,000 Active
24. 2023-10-27
    listed $185,000
25. 2018-07-10
    soldstatus $136,000
26. 2018-07-06
    soldstatus $136,000 Sold
27. 2018-05-28
    historical Pending Continue to Show
28. 2018-05-17
    listed $136,500 Active
29. 2018-05-17
    listed $136,500
30. 2017-04-27
    soldstatus $128,000
31. 2017-04-17
    soldstatus $128,000 Sold
32. 2017-01-20
    status Under Contract
33. 2016-03-02
    historical Pending Continue to Show
34. 2016-01-27
    price $129,900
35. 2016-01-21
    price $134,900
36. 2015-12-30
    price $139,990
37. 2015-12-04
    price $149,900
38. 2015-11-18
    listed $165,500 Active
39. 2015-11-18
    listed $129,900
40. 2014-01-14
    soldstatus $10,000
41. 2013-11-11
    listed $15,000
42. 2013-11-11
    listed $15,000
43. 2005-02-12
    soldstatus $118,000

ⓘ 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: $2,345 · $195/mo
• Projected year-2 tax: $2,345 · $195/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $21,700
• − Mortgage interest: −$10,587
• − Property taxes: −$2,345
• − Insurance: −$945
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$5,498
• Taxable loss: −$1,147
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $2,235/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: City Of Bogalusa School District
• NCES district ID: 2200240
• Math proficiency: 4% ▼ -30.00%
• Reading proficiency: 14% ▼ -36.00%
• Median HH income: $26,185
• Composite: 6.48/100
• National rank: #9994
• State rank: #96 of 98 in LA

Livability — Bogalusa

• Score: 59/100
• State rank: #273
• US rank: #19955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bogalusa, LA
• Population (ZIP): 17,564

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 57% Black 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.26%
• Current HPI: 112.358
• 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

+60.2% since first listed

28 events — show timeline

• 2026-01-15 Price Changed $189,000 AcadianaMLS
• 2026-01-15 Price Changed $189,000 GSREIN
• 2025-08-20 Listed $199,000 GSREIN
• 2025-08-20 Listed $199,000 AcadianaMLS
• 2023-12-21 Sold (Public Records) $180,000 Public Records
• 2023-12-15 Sold (MLS) $180,000 GSREIN
• 2023-11-08 Contingent — GSREIN
• 2023-10-27 Listed $185,000 AcadianaMLS
• 2023-10-27 Listed $185,000 GSREIN
• 2018-07-10 Sold (Public Records) $136,000 Public Records
• 2018-07-06 Sold (MLS) $136,000 GSREIN
• 2018-05-28 Contingent — GSREIN
• 2018-05-17 Listed $136,500 AcadianaMLS
• 2018-05-17 Listed $136,500 GSREIN
• 2017-04-27 Sold (Public Records) $128,000 Public Records
• 2017-04-17 Sold (MLS) $128,000 GSREIN
• 2017-01-20 Pending — GSREIN
• 2016-03-02 Contingent — GSREIN
• 2016-01-27 Price Changed $129,900 GSREIN
• 2016-01-21 Price Changed $134,900 GSREIN
• 2015-12-30 Price Changed $139,990 GSREIN
• 2015-12-04 Price Changed $149,900 GSREIN
• 2015-11-18 Listed $165,500 GSREIN
• 2015-11-18 Listed $129,900 AcadianaMLS
• 2014-01-14 Sold (MLS) $10,000 GSREIN
• 2013-11-11 Listed $15,000 AcadianaMLS
• 2013-11-11 Listed $15,000 GSREIN
• 2005-02-12 Sold (Public Records) $118,000 Public Records

Property tax history

+27.9%/yr

Latest (2025): $2,345 · +0.3% YoY. Source: county tax records.