144 Hanks Pond Rd · Crowley, LA 70526

$94,000

2 bd · 1.0 ba · 816 sqft · Manufactured · 277 Days on market

0.35 ac lot

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Why this score? — see what drove the C- 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• 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

Property includes Main House and Mother In Law Suite. Mother-in-Law Suite is frame on slab with a composition roof and features 1 bed/1 bath, with refrigerator included, and measures approximately 700 sq ft, with a 120 ft covered porch. Age of property is unknown. Main House currently has a tenant (renting at $650/mo), Mother-in-Law suite available for rent (at $500/mo).

Key facts

• Covered porch
• Mother in law suite
• Main house

Tags

• MAIN HOUSE
• MOTHER IN LAW SUITE
• COVERED PORCH

Property features AI

Exterior

• Parking: Open parking
• Utilities: Septic tank
• Home design: Single family residence; Residential zoning
• Construction: Wood siding with frame construction; Metal roof
• Exterior features: Metal roof; Wood siding/frame construction; Second residence on property; No fencing; Parish road frontage

Interior

• Kitchen: Gas stove connection
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating listed; Cooling listed as none
• Interior features: Crown molding; Formica counters; Aluminum-framed windows; Lighting
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/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 $90k (4.3% below list).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Market conditions: 95 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 $650 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $94k implies a 213% gain — meaningful room to come down on a strong offer.

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 $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 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 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. 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: 0.96% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 8.7

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-4,954
• Equity at exit: $14,016

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $8,786
• Equity at exit: $8,127

Cash invested: $26,320 (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: 8.7×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$17 /mo · $201/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $162

Break-even live

Break-even rent $695

Max offer price $94,000

Occupancy floor 77%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Stutes St Crowley, LA	2.0	1.0	1000	$900	$0.90	21d	1	0.86mi

Listing history 19 events

1. 2026-06-18
   days on market $94,000 Active 277 DOM
2. 2026-06-17
   days on market $94,000 Active 276 DOM
3. 2026-06-16
   days on market $94,000 Active 275 DOM
4. 2026-06-15
   days on market $94,000 Active 274 DOM
5. 2026-06-13
   days on market $94,000 Active 272 DOM
6. 2026-06-12
   days on market $94,000 Active 271 DOM
7. 2026-06-09
   days on market $94,000 Active 268 DOM
8. 2026-06-08
   days on market $94,000 Active 267 DOM
9. 2026-06-07
   days on market $94,000 Active 266 DOM
10. 2026-06-07
    days on market $94,000 Active 265 DOM
11. 2026-06-04
    days on market $94,000 Active 262 DOM
12. 2026-06-02
    days on market $94,000 Active 261 DOM
13. 2026-06-01
    days on market $94,000 Active 260 DOM
14. 2026-05-31
    days on market $94,000 Active 259 DOM
15. 2026-05-31
    days on market $94,000 Active 258 DOM
16. 2026-03-14
    status Active
17. 2026-03-14
    price $94,000
18. 2025-09-11
    listed $99,000 Active
19. 2006-11-16
    soldstatus $30,000

ⓘ 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: $201 · $17/mo
• Projected year-2 tax: $517 · $43/mo
• Expected delta: +$316/yr (+$26/mo · 157.1%)

ⓘ 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 (unshaded) · 71% 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: $10,800
• − Mortgage interest: −$5,265
• − Property taxes: −$201
• − Insurance: −$470
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,735
• Taxable income: $401
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $1,849/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

+213.3% since first listed

4 events — show timeline

• 2026-03-14 Relisted — AcadianaMLS
• 2026-03-14 Price Changed $94,000 AcadianaMLS
• 2025-09-11 Listed $99,000 AcadianaMLS
• 2006-11-16 Sold (Public Records) $30,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $201 · +0.2% YoY. Source: county tax records.