11117 Beaver Bluff Rd · Sun, LA 70431

$129,900

5 bd · 3.0 ba · 2,600 sqft · SingleFamily · 154 Days on market

Built 1993 2.00 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• 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 at this spacious five-bedroom home situated on approximately two acres in the Bush area of Washington Parish. Featuring a new metal roof and a primary suite conveniently located on the main level, this property offers generous living space and endless potential to make it your own. High-speed Spectrum fiber optic internet is available, providing modern connectivity while enjoying a quiet rural setting surrounded by nature. Whether envisioned as a private retreat, a second home, or a value-added investment opportunity, this property offers flexibility and room to personalize. Enjoy the serenity of open space, gentle breezes through the trees, and the added benefit of Washington Parish's lower taxes and insurance rates--all while being removed from the congestion of city living.

Key facts

• New metal roof
• Open space
• Quiet rural setting

Tags

• NEW METAL ROOF
• PRIMARY SUITE
• QUIET RURAL SETTING
• OPEN SPACE
• WASHINGTON PARISH LOWER TAXES

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• Washington Parish (rural): math 27% / reading 41% proficiency, ranked #38 of 98 in LA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 77 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 $898 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y ago; this cycle's ask has dropped $60k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 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: 1.29% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.95%
• DSCR: 1.71
• GRM: 6.5

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $9,740
• Equity at exit: $19,369

10-year hold

• IRR: 16.2%
• Equity multiple: 2.32×
• Total profit: $48,098
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,674 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $484

Break-even live

Break-even rent $1,062

Max offer price $129,900

Occupancy floor 66%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $129,900 Active 154 DOM
2. 2026-06-17
   days on market $129,900 Active 153 DOM
3. 2026-06-16
   days on market $129,900 Active 152 DOM
4. 2026-06-15
   days on market $129,900 Active 151 DOM
5. 2026-06-13
   days on market $129,900 Active 149 DOM
6. 2026-06-10
   days on market $129,900 Active 146 DOM
7. 2026-06-09
   days on market $129,900 Active 145 DOM
8. 2026-06-08
   days on market $129,900 Active 144 DOM
9. 2026-06-07
   days on market $129,900 Active 143 DOM
10. 2026-06-03
    days on market $129,900 Active 139 DOM
11. 2026-06-02
    days on market $129,900 Active 138 DOM
12. 2026-06-01
    days on market $129,900 Active 137 DOM
13. 2026-05-31
    days on market $129,900 Active 136 DOM
14. 2026-04-18
    price $139,900 818-char remark

    Show marketing remark (829 chars)

    Peaceful country living awaits at this spacious five-bedroom home situated on approximately two acres in the Bush area of Washington Parish. Featuring a new metal roof and a primary suite conveniently located on the main level, this property offers generous living space and endless potential to make it your own. High-speed Spectrum fiber optic internet is available, providing modern connectivity while enjoying a quiet rural setting surrounded by nature. Whether envisioned as a private retreat, a second home, or a value-added investment opportunity, this property offers flexibility and room to personalize. Enjoy the serenity of open space, gentle breezes through the trees, and the added benefit of Washington Parish’s lower taxes and insurance rates—all while being removed from the congestion of city living.

15. 2026-04-18
    price $139,900 829-char remark

    Show marketing remark (829 chars)

    Peaceful country living awaits at this spacious five-bedroom home situated on approximately two acres in the Bush area of Washington Parish. Featuring a new metal roof and a primary suite conveniently located on the main level, this property offers generous living space and endless potential to make it your own. High-speed Spectrum fiber optic internet is available, providing modern connectivity while enjoying a quiet rural setting surrounded by nature. Whether envisioned as a private retreat, a second home, or a value-added investment opportunity, this property offers flexibility and room to personalize. Enjoy the serenity of open space, gentle breezes through the trees, and the added benefit of Washington Parish’s lower taxes and insurance rates—all while being removed from the congestion of city living.

16. 2026-03-19
    price $159,900 818-char remark

    Show marketing remark (829 chars)

    Peaceful country living awaits at this spacious five-bedroom home situated on approximately two acres in the Bush area of Washington Parish. Featuring a new metal roof and a primary suite conveniently located on the main level, this property offers generous living space and endless potential to make it your own. High-speed Spectrum fiber optic internet is available, providing modern connectivity while enjoying a quiet rural setting surrounded by nature. Whether envisioned as a private retreat, a second home, or a value-added investment opportunity, this property offers flexibility and room to personalize. Enjoy the serenity of open space, gentle breezes through the trees, and the added benefit of Washington Parish’s lower taxes and insurance rates—all while being removed from the congestion of city living.

17. 2026-03-19
    price $159,900 829-char remark

    Show marketing remark (829 chars)

    Peaceful country living awaits at this spacious five-bedroom home situated on approximately two acres in the Bush area of Washington Parish. Featuring a new metal roof and a primary suite conveniently located on the main level, this property offers generous living space and endless potential to make it your own. High-speed Spectrum fiber optic internet is available, providing modern connectivity while enjoying a quiet rural setting surrounded by nature. Whether envisioned as a private retreat, a second home, or a value-added investment opportunity, this property offers flexibility and room to personalize. Enjoy the serenity of open space, gentle breezes through the trees, and the added benefit of Washington Parish’s lower taxes and insurance rates—all while being removed from the congestion of city living.

18. 2026-02-17
    price $174,900 818-char remark

    Show marketing remark (829 chars)

    Peaceful country living awaits at this spacious five-bedroom home situated on approximately two acres in the Bush area of Washington Parish. Featuring a new metal roof and a primary suite conveniently located on the main level, this property offers generous living space and endless potential to make it your own. High-speed Spectrum fiber optic internet is available, providing modern connectivity while enjoying a quiet rural setting surrounded by nature. Whether envisioned as a private retreat, a second home, or a value-added investment opportunity, this property offers flexibility and room to personalize. Enjoy the serenity of open space, gentle breezes through the trees, and the added benefit of Washington Parish’s lower taxes and insurance rates—all while being removed from the congestion of city living.

19. 2026-02-17
    price $174,900 829-char remark

    Show marketing remark (829 chars)

    Peaceful country living awaits at this spacious five-bedroom home situated on approximately two acres in the Bush area of Washington Parish. Featuring a new metal roof and a primary suite conveniently located on the main level, this property offers generous living space and endless potential to make it your own. High-speed Spectrum fiber optic internet is available, providing modern connectivity while enjoying a quiet rural setting surrounded by nature. Whether envisioned as a private retreat, a second home, or a value-added investment opportunity, this property offers flexibility and room to personalize. Enjoy the serenity of open space, gentle breezes through the trees, and the added benefit of Washington Parish’s lower taxes and insurance rates—all while being removed from the congestion of city living.

20. 2026-01-14
    listed $189,900 Active 818-char remark

    Show marketing remark (829 chars)

    Peaceful country living awaits at this spacious five-bedroom home situated on approximately two acres in the Bush area of Washington Parish. Featuring a new metal roof and a primary suite conveniently located on the main level, this property offers generous living space and endless potential to make it your own. High-speed Spectrum fiber optic internet is available, providing modern connectivity while enjoying a quiet rural setting surrounded by nature. Whether envisioned as a private retreat, a second home, or a value-added investment opportunity, this property offers flexibility and room to personalize. Enjoy the serenity of open space, gentle breezes through the trees, and the added benefit of Washington Parish’s lower taxes and insurance rates—all while being removed from the congestion of city living.

21. 2026-01-14
    listed $189,900 Active 829-char remark

    Show marketing remark (829 chars)

    Peaceful country living awaits at this spacious five-bedroom home situated on approximately two acres in the Bush area of Washington Parish. Featuring a new metal roof and a primary suite conveniently located on the main level, this property offers generous living space and endless potential to make it your own. High-speed Spectrum fiber optic internet is available, providing modern connectivity while enjoying a quiet rural setting surrounded by nature. Whether envisioned as a private retreat, a second home, or a value-added investment opportunity, this property offers flexibility and room to personalize. Enjoy the serenity of open space, gentle breezes through the trees, and the added benefit of Washington Parish’s lower taxes and insurance rates—all while being removed from the congestion of city living.

22. 2025-01-12
    price $184,900
23. 2025-01-07
    price $184,900
24. 2024-11-20
    price $189,000
25. 2024-11-20
    price $189,000
26. 2024-10-31
    listed $199,000 Active
27. 1997-12-23
    soldstatus $112,000
28. 1997-08-18
    listed $114,900
29. 1997-08-18
    listed $114,900

ⓘ 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: $1,243 · $104/mo
• Projected year-2 tax: $1,243 · $104/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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $20,089
• − Mortgage interest: −$7,276
• − Property taxes: −$1,243
• − Insurance: −$650
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$3,779
• Taxable income: $3,927
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $4,861/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: Washington Parish
• NCES district ID: 2201860
• Math proficiency: 27% ▼ -34.00%
• Reading proficiency: 41% ▼ -29.00%
• Median HH income: $34,972
• Composite: 28.03/100
• National rank: #6844
• State rank: #38 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 (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: 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 · 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: ▼ -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

+21.8% since first listed

16 events — show timeline

• 2026-04-18 Price Changed $139,900 AcadianaMLS
• 2026-04-18 Price Changed $139,900 GSREIN
• 2026-03-19 Price Changed $159,900 AcadianaMLS
• 2026-03-19 Price Changed $159,900 GSREIN
• 2026-02-17 Price Changed $174,900 AcadianaMLS
• 2026-02-17 Price Changed $174,900 GSREIN
• 2026-01-14 Listed $189,900 GSREIN
• 2026-01-14 Listed $189,900 AcadianaMLS
• 2025-01-12 Price Changed $184,900 AcadianaMLS
• 2025-01-07 Price Changed $184,900 GSREIN
• 2024-11-20 Price Changed $189,000 AcadianaMLS
• 2024-11-20 Price Changed $189,000 GSREIN
• 2024-10-31 Listed $199,000 AcadianaMLS
• 1997-12-23 Sold (MLS) $112,000 GSREIN
• 1997-08-18 Listed $114,900 AcadianaMLS
• 1997-08-18 Listed $114,900 GSREIN

Property tax history

-1.5%/yr

Latest (2025): $1,243 · +1.3% YoY. Source: county tax records.