116 N K Ave · Crowley, LA 70526

$149,999

3 bd · 2.0 ba · 1,900 sqft · SingleFamily · 370 Days on market

0.50 ac lot Est $169k · 11% 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 +14.0/30.0
• ARV discount +12.6/15.0
• DSCR +4.2/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable Cottage with true charm in Crowley's Historic District. Walking distance from downtown shopping, parks, and churches. Home is a must see! Motivated Sellers looking to sell quickly!

Key facts

• Quiet street
• Historic district
• 0.5 acre lot

Tags

• HISTORIC DISTRICT
• ORIGINAL ARCHITECTURAL DETAILS
• SHORT DISTANCE FROM SHOPPING
• SHORT DISTANCE FROM PARKS
• QUIET STREET

Property features AI

Exterior

• Parking: Open parking; Carport (1 covered space)
• Security: No security features provided
• Utilities: Public sewer; Electric service by CLECO
• Home design: Single family residence
• Construction: Frame construction with asbestos siding; Composition roof
• Exterior features: Outdoor lighting; Deck (open); Shed and storage structure(s); Partial split-rail fencing

Interior

• Kitchen: Gas cooktop; Gas stove; Microwave; Refrigerator
• Bedrooms: No bedroom level information provided
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: High ceilings; Built-in bookcases and other built-in features; Window treatments
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $20 ($235/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 $122k (18.8% below list).
• Recommended offer: $122k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.4% 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: 95 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 370 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $45k (23%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,776 (18.8% below list)

Questions for the listing agent

1. It's been on market 370 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $169,100
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 E 5th St	0.41mi	3/2.0	1,969 (+4%)	17mo	$175,000	$89	61
816 N Ave J	0.56mi	3/2.0	1,900 (0%)	18mo	$205,000	$108	58
1102 Jenkins Ave	0.70mi	3/2.0	1,804 (-5%)	4mo	$235,000	$130	55
711 S Avenue G	0.54mi	3/2.0	1,726 (-9%)	11mo	$113,000	$65	51
109 Festival Dr	0.54mi	4/2.0 (+1)	1,836 (-3%)	23mo	$211,500	$115	46
326 E Oak St	0.44mi	4/1.5 (+1)	1,707 (-10%)	13mo	$139,000	$81	45
507 E 11th St	0.74mi	3/2.0	1,700 (-10%)	11mo	$165,000	$97	39
504 Josey St	0.67mi	3/3.0	2,000 (+5%)	20mo	$170,000	$85	39
729 S Avenue M	0.63mi	3/2.0	1,670 (-12%)	15mo	$46,500	$28	38
1107 Crawford Ave	0.69mi	3/2.0	1,719 (-10%)	18mo	$118,500	$69	37

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-23,096
• Equity at exit: $22,365

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-18,663
• Equity at exit: $12,969

Cash invested: $42,000 (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: 95
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $20

Break-even live

Break-even rent $1,193

Max offer price $149,999

Occupancy floor 93%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2025-12-01
   status Active
2. 2025-11-11
   price $149,999
3. 2025-10-07
   price $159,999
4. 2025-09-17
   price $165,000
5. 2025-08-28
   price $184,000
6. 2025-06-14
   price $189,000
7. 2025-05-20
   listed $195,000 Active
8. 2016-10-12
   soldstatus $135,000
9. 2015-09-03
   soldstatus $117,500
10. 2015-09-02
    soldstatus $117,000 189-char remark

    Show marketing remark (189 chars)

    Adorable Cottage with true charm in Crowley's Historic District. Walking distance from downtown shopping, parks, and churches. Home is a must see! Motivated Sellers looking to sell quickly!

11. 2015-05-28
    listed $119,000 189-char remark

    Show marketing remark (189 chars)

    Adorable Cottage with true charm in Crowley's Historic District. Walking distance from downtown shopping, parks, and churches. Home is a must see! Motivated Sellers looking to sell quickly!

12. 2014-09-30
    listed $139,500
13. 2009-07-17
    soldstatus $90,000
14. 2009-07-16
    soldstatus $90,000
15. 2009-04-24
    listed $95,000

ⓘ 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: $1,120 · $93/mo
• Projected year-2 tax: $1,120 · $93/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $14,613
• − Mortgage interest: −$8,402
• − Property taxes: −$1,120
• − Insurance: −$750
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$4,364
• Taxable loss: −$2,360
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $802/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

+57.9% since first listed

15 events — show timeline

• 2025-12-01 Relisted — AcadianaMLS
• 2025-11-11 Price Changed $149,999 AcadianaMLS
• 2025-10-07 Price Changed $159,999 AcadianaMLS
• 2025-09-17 Price Changed $165,000 AcadianaMLS
• 2025-08-28 Price Changed $184,000 AcadianaMLS
• 2025-06-14 Price Changed $189,000 AcadianaMLS
• 2025-05-20 Listed $195,000 AcadianaMLS
• 2016-10-12 Sold (Public Records) $135,000 Public Records
• 2015-09-03 Sold (Public Records) $117,500 Public Records
• 2015-09-02 Sold (MLS) $117,000 AcadianaMLS
• 2015-05-28 Listed $119,000 AcadianaMLS
• 2014-09-30 Listed $139,500 AcadianaMLS
• 2009-07-17 Sold (Public Records) $90,000 Public Records
• 2009-07-16 Sold (MLS) $90,000 AcadianaMLS
• 2009-04-24 Listed $95,000 AcadianaMLS

Property tax history

+3.3%/yr

Latest (2025): $1,120 · +0.3% YoY. Source: county tax records.