101 Jacks Row · Crowley, LA 70526

$90,000

3 bd · 3.0 ba · 1,280 sqft · Manufactured · 28 Days on market

Built 2006 9,583 sqft lot ↓ 34% since listing

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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 +8.4/10.0
• ARV discount +7.5/15.0
• 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

This home has lots of amenities for a great price!! Whole home generator, all appliances included such as refrigerator, gas stove, dishwasher, & a washer and dryer! This home sits on a large corner lot, has a full slab foundation, large covered carport with ramp access, metal roof, large shed with electricity, all window blinds, and some furniture remains!! The BEST feature of them all is the primary bedroom has TWO FULL bathrooms!! Yep, you read that right!! You can't ask for a better deal!!! Extremely well kept and MOVE IN READY!! Schedule your showing today because you won't want this one to pass you by!

Key facts

• Metal roof
• Large corner lot
• Whole home generator

Tags

• WHOLE HOME GENERATOR
• LARGE CORNER LOT
• FULL SLAB FOUNDATION
• LARGE COVERED CARPORT
• METAL ROOF
• LARGE SHED WITH ELECTRICITY

Property features AI

Exterior

• Parking: Carport (2 spaces); 2 covered parking spaces; Total parking for 2 vehicles
• Utilities: Gas service (Entex); Electric service (CLECO); Septic tank
• Home design: Manufactured home; City street and paved frontage
• Construction: Metal roof; Vinyl siding with frame construction
• Exterior features: Exterior lighting; Covered patio/porch; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Formica counters
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dual closets; Separate shower; Vaulted ceilings; Walk-in closets; Formica counters; Window treatments; Aluminum window frames; Storm door(s); Generator; Handicap accessible
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: South Crowley Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 301 students, 86% 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 82% FRL vs 62% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 38% district-wide (-16 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 $622 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.34% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.61%
• DSCR: 1.87
• GRM: 6.2

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $3,713
• Equity at exit: $13,419

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $26,914
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$38
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $287

Break-even live

Break-even rent $839

Max offer price $90,000

Occupancy floor 71%

Sensitivity live

Price	-10% $338	-5% $312	+0% $287	+5% $261	+10% $236
Rent	-10% $192	-5% $239	+0% $287	+5% $334	+10% $382
Rate	-1.0pp $332	-0.5pp $309	base $287	+0.5pp $263	+1.0pp $240

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-07
   statusdays on market $90,000 Pending 28 DOM
2. 2026-06-04
   days on market $90,000 Active 26 DOM
3. 2026-06-02
   days on market $90,000 Active 25 DOM
4. 2026-06-01
   days on market $90,000 Active 24 DOM
5. 2026-05-31
   days on market $90,000 Active 23 DOM
6. 2026-05-31
   days on market $90,000 Active 22 DOM
7. 2026-05-19
   price $99,000
8. 2026-05-08
   listed $110,000 Active
9. 2026-04-02
   price $110,000
10. 2025-12-02
    price $115,000
11. 2025-09-02
    price $120,900
12. 2025-06-27
    price $129,999
13. 2025-06-09
    price $139,999
14. 2025-04-11
    listed $149,000 Active

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$158/yr (+$13/mo · 46.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone A · 29% 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: $14,421
• − Mortgage interest: −$5,041
• − Property taxes: −$337
• − Insurance: −$1,952
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,618
• Taxable income: $2,164
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $2,920/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

• 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

-33.6% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $99,000 AcadianaMLS
• 2026-05-08 Listed $110,000 AcadianaMLS
• 2026-04-02 Price Changed $110,000 AcadianaMLS
• 2025-12-02 Price Changed $115,000 AcadianaMLS
• 2025-09-02 Price Changed $120,900 AcadianaMLS
• 2025-06-27 Price Changed $129,999 AcadianaMLS
• 2025-06-09 Price Changed $139,999 AcadianaMLS
• 2025-04-11 Listed $149,000 AcadianaMLS

Property tax history

+6.7%/yr

Latest (2025): $337 · +0.3% YoY. Source: county tax records.