219 Blue Bonnet Dr · Crowley, LA 70526

$98,000

3 bd · 1.5 ba · 1,565 sqft · SingleFamily · 7 Days on market

Built 1973 7,840 sqft lot Est $164k · 40% under

---

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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• 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 MLS

Back on the market due to buyers inability to get financing. Priced below appraisal value. Spacious family home in a quiet neighborhood with a large open floor plan that includes living, dining, kitchen, office, and a bonus space making this home perfect for entertaining. This well maintained 3 bedroom 1 and 1/2 bath home has a shaded fenced in back yard with room to play and 2 storage buildings. Flood insurance is not required! Schedule your showing today!

Key facts

• 7,840 sq ft lot
• 2 parking spots
• Built 1973

Property features AI

Exterior

• Parking: Carport with 2 covered spaces (2 total parking spaces)
• Utilities: Public sewer; Electric service: CLECO
• Home design: Single family residence
• Construction: Brick veneer and vinyl siding over frame construction; Composition roof
• Exterior features: Chain link fencing; Covered patio/porch; Shed(s)

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas stove
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Other countertops
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Cap rate 9.3% 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: Ross Elementary School (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 259 students, 90% 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 17% at this address vs 38% district-wide (-21 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; 1 comparable units currently listed for rent nearby; 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 $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $98,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.87%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $164,325
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Standard Mill Rd	0.14mi	3/2.5	1,564 (-0%)	2mo	$175,000	$112	88
148 Blue Bonnet Dr	0.07mi	3/2.0	1,624 (+4%)	4mo	$152,200	$94	85
204 Blue Bonnet Dr	0.04mi	3/2.0	1,462 (-7%)	6mo	$154,000	$105	80
204 Blue Rose Dr	0.04mi	3/1.5	1,492 (-5%)	19mo	$108,000	$72	74
243 Blue Bonnet Dr	0.04mi	3/2.0	1,402 (-10%)	10mo	$156,000	$111	71
558 Josey St	0.48mi	3/1.5	1,350 (-14%)	2mo	$48,000	$36	53
112 N Avenue M	0.66mi	3/2.0	1,515 (-3%)	18mo	$167,000	$110	47
1002 E Oak St	0.64mi	2/2.0 (-1)	1,400 (-10%)	24mo	$92,000	$66	26

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-74
• Equity at exit: $14,612

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $20,238
• Equity at exit: $8,473

Cash invested: $27,440 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$66 /mo · $789/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $248

Break-even live

Break-even rent $785

Max offer price $98,000

Occupancy floor 72%

Sensitivity live

Price	-10% $304	-5% $276	+0% $248	+5% $221	+10% $193
Rent	-10% $162	-5% $205	+0% $248	+5% $292	+10% $335
Rate	-1.0pp $298	-0.5pp $273	base $248	+0.5pp $223	+1.0pp $197

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 E 11th St Crowley, LA	2.0	1.0	1200	$1,100	$0.92	21d	1	1.35mi

Listing history 7 events

1. 2026-06-21
   days on market $98,000 Active 7 DOM
2. 2026-06-18
   days on market $98,000 Active 5 DOM
3. 2026-06-17
   days on market $98,000 Active 4 DOM
4. 2026-06-16
   days on market $98,000 Active 3 DOM
5. 2026-06-15
   days on market $98,000 Active 2 DOM
6. 2026-06-14
   remarks 554-char remark
7. 2026-06-14
   listed $98,000 Active 1 DOM

ⓘ 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: $789 · $66/mo
• Projected year-2 tax: $789 · $66/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 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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: $13,200
• − Mortgage interest: −$5,490
• − Property taxes: −$789
• − Insurance: −$490
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,851
• Taxable income: $1,468
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $2,629/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

+50.8% since first listed

6 events — show timeline

• 2026-06-13 Listed $98,000 AcadianaMLS
• 2019-08-19 Sold (Public Records) $89,000 Public Records
• 2019-08-16 Sold (MLS) $89,000 AcadianaMLS
• 2019-02-05 Listed $89,900 AcadianaMLS
• 2014-06-11 Sold (Public Records) $73,000 Public Records
• 2008-11-17 Sold (Public Records) $65,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $789 · +0.3% YoY. Source: county tax records.