717 W Northern Ave · Crowley, LA 70526

$145,000

3 bd · 2.0 ba · 1,822 sqft · SingleFamily · 319 Days on market

0.50 ac lot Est $171k · 15% under

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Why this score? — see what drove the D+ 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 +15.1/30.0
• ARV discount +14.4/15.0
• DSCR +4.6/10.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your next home in the heart of Crowley! This 3-bedroom, 2-bathroom property blends comfort and functionality with plenty of charm. Step inside to find a spacious living area perfect for relaxing or entertaining, a well-appointed kitchen with ample counter space, and a thoughtful layout that provides privacy and convenience. The primary suite includes an en-suite bathroom and generous closet space, while the additional bedrooms offer flexibility for guests, a home office, or hobbies. Outside, enjoy a nice-sized yard ideal for outdoor gatherings or quiet evenings. Conveniently located near local shops, dining, and schools, this home is ready for its next chapter!

Key facts

• 0.5 acre lot
• 2 parking spots
• Listed 318 days

Property features AI

Exterior

• Parking: Covered carport with 2 spaces; Total parking for 2 vehicles
• Utilities: Public sewer; Electric service: CLECO
• Home design: Single family residence
• Exterior features: Wood siding

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $48 ($570/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 $121k (16.5% below list).
• Recommended offer: $121k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.5% in Crowley — 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 65/100 on livability (#145 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Crowley Elementary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 310 students, 89% FRL); Crowley Middle School (math 9% / reading 17%, grade F, #189 of 218 statewide, top 87%, 449 students, 83% FRL); Crowley High School (math 22% / reading 27%, grade F, #153 of 265 statewide, top 62%, 536 students, 76% FRL) — zoned schools average 83% FRL vs 62% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 38% district-wide (-15 pts) — the specific schools serving this property underperform the Acadia Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 96 active listings in the ZIP; 137 units permitted in Acadia 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $15k (9%) 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,038 (16.5% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 17% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $171,268
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 N Avenue D	0.34mi	3/2.0	1,791 (-2%)	7mo	$169,000	$94	76
728 W Northern Ave	0.04mi	3/2.0	1,600 (-12%)	13mo	$140,000	$88	67
1004 William Egan Ave	0.34mi	4/2.0 (+1)	1,620 (-11%)	4mo	$70,000	$43	58
109 Festival Dr	0.70mi	4/2.0 (+1)	1,836 (+1%)	23mo	$211,500	$115	42

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-20,508
• Equity at exit: $21,620

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-14,118
• Equity at exit: $12,537

Cash invested: $40,600 (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 70526

• Active inventory: 96
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $48

Break-even live

Break-even rent $1,150

Max offer price $145,000

Occupancy floor 91%

Sensitivity live

Price	-10% $130	-5% $89	+0% $48	+5% $6	+10% $-35
Rent	-10% $-48	-5% $0	+0% $48	+5% $95	+10% $143
Rate	-1.0pp $121	-0.5pp $84	base $48	+0.5pp $10	+1.0pp $-28

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $145,000 Active 319 DOM
2. 2026-06-21
   days on market $145,000 Active 318 DOM
3. 2026-06-21
   days on market $145,000 Active 317 DOM
4. 2026-06-18
   days on market $145,000 Active 315 DOM
5. 2026-06-17
   days on market $145,000 Active 314 DOM
6. 2026-06-16
   days on market $145,000 Active 313 DOM
7. 2026-06-15
   days on market $145,000 Active 312 DOM
8. 2026-06-13
   days on market $145,000 Active 310 DOM
9. 2026-06-12
   days on market $145,000 Active 309 DOM
10. 2026-06-09
    days on market $145,000 Active 306 DOM
11. 2026-06-08
    days on market $145,000 Active 305 DOM
12. 2026-06-07
    days on market $145,000 Active 304 DOM
13. 2026-06-07
    days on market $145,000 Active 303 DOM
14. 2026-06-04
    days on market $145,000 Active 300 DOM
15. 2026-06-02
    days on market $145,000 Active 299 DOM
16. 2026-06-01
    days on market $145,000 Active 298 DOM
17. 2026-05-31
    days on market $145,000 Active 297 DOM
18. 2026-05-31
    days on market $145,000 Active 296 DOM
19. 2025-09-19
    price $145,000
20. 2025-09-03
    price $150,000
21. 2025-08-20
    price $155,000
22. 2025-08-07
    listed $160,000 Active
23. 2025-07-31
    price $160,000
24. 2023-11-02
    soldstatus $149,000
25. 2023-11-02
    listed $149,000
26. 2007-10-17
    soldstatus $32,436
27. 2007-07-23
    listed $79,000
28. 2001-12-28
    listed $69,000

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $1,054 · $88/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $14,525
• − Mortgage interest: −$8,122
• − Property taxes: −$1,054
• − Insurance: −$725
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$4,218
• Taxable loss: −$1,919
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $1,031/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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Crowley

• Score: 65/100
• State rank: #145
• US rank: #12669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crowley, LA
• City population: 16,740
• Population (ZIP): 16,740

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 20% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 14% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 4% Spanish 1%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.11%
• Current HPI: 88.3686
• 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

+110.1% since first listed

10 events — show timeline

• 2025-09-19 Price Changed $145,000 AcadianaMLS
• 2025-09-03 Price Changed $150,000 AcadianaMLS
• 2025-08-20 Price Changed $155,000 AcadianaMLS
• 2025-08-07 Listed $160,000 AcadianaMLS
• 2025-07-31 Price Changed $160,000 AcadianaMLS
• 2023-11-02 Listed $149,000 AcadianaMLS
• 2023-11-02 Sold (MLS) $149,000 AcadianaMLS
• 2007-10-17 Sold (Public Records) $32,436 Public Records
• 2007-07-23 Listed $79,000 AcadianaMLS
• 2001-12-28 Listed $69,000 AcadianaMLS

Property tax history

+10.0%/yr

Latest (2025): $1,054 · +0.3% YoY. Source: county tax records.