191 Belgium Rd · Crowley, LA 70526

$89,500

2 bd · 1.0 ba · 728 sqft · Manufactured · 320 Days on market

Built 1980

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• 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

Nestled on approximately 3 acres of open land, this property offers the perfect blend of comfort and functionality, featuring a spacious mobile home and a large shop--ideal for hobbies, storage, or small business use. Whether you're looking to garden, raise animals, or simply enjoy the quiet of rural life, this property offers endless potential. Enjoy privacy, space, and the freedom of life outside the city!

Key facts

• Privacy
• Spacious mobile home
• 3 acres of open land

Tags

• 3 ACRES OF OPEN LAND
• SPACIOUS MOBILE HOME
• LARGE SHOP
• PRIVACY

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Manufactured home on land; Single-story; Raised foundation
• Construction: Manufactured house construction
• Exterior features: Rectangular lot; 3-acre lot; Workshop on the property

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Wall/window air conditioning units
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($910 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 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 $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $90k implies a 124% gain — meaningful room to come down on a strong offer.

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 $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 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: 1.02% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 8.2

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,495
• Equity at exit: $13,345

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $13,177
• Equity at exit: $7,738

Cash invested: $25,060 (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: 8.2×

Monthly cashflow live

• Estimated rent: $910 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $189

Break-even live

Break-even rent $671

Max offer price $89,500

Occupancy floor 74%

Sensitivity live

Price	-10% $240	-5% $215	+0% $189	+5% $164	+10% $139
Rent	-10% $117	-5% $153	+0% $189	+5% $225	+10% $261
Rate	-1.0pp $234	-0.5pp $212	base $189	+0.5pp $166	+1.0pp $142

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $89,500 Active 320 DOM
2. 2026-06-21
   days on market $89,500 Active 319 DOM
3. 2026-06-18
   days on market $89,500 Active 317 DOM
4. 2026-06-17
   days on market $89,500 Active 316 DOM
5. 2026-06-16
   days on market $89,500 Active 315 DOM
6. 2026-06-15
   days on market $89,500 Active 314 DOM
7. 2026-06-13
   days on market $89,500 Active 312 DOM
8. 2026-06-12
   days on market $89,500 Active 311 DOM
9. 2026-06-09
   days on market $89,500 Active 308 DOM
10. 2026-06-08
    days on market $89,500 Active 307 DOM
11. 2026-06-07
    days on market $89,500 Active 306 DOM
12. 2026-06-07
    days on market $89,500 Active 305 DOM
13. 2026-06-04
    days on market $89,500 Active 302 DOM
14. 2026-06-02
    days on market $89,500 Active 301 DOM
15. 2026-06-01
    days on market $89,500 Active 300 DOM
16. 2026-05-31
    days on market $89,500 Active 299 DOM
17. 2026-05-31
    days on market $89,500 Active 298 DOM
18. 2025-07-07
    listed $89,500 Active
19. 2019-08-15
    soldstatus $40,000
20. 2007-03-20
    soldstatus $25,000

ⓘ 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: $280 · $23/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$212/yr (+$18/mo · 75.8%)

ⓘ 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 3/10 Moderate
• 🌡 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: $10,924
• − Mortgage interest: −$5,013
• − Property taxes: −$280
• − Insurance: −$448
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$2,604
• Taxable income: $831
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $2,071/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

+258.0% since first listed

3 events — show timeline

• 2025-07-07 Listed $89,500 SWLAR
• 2019-08-15 Sold (Public Records) $40,000 Public Records
• 2007-03-20 Sold (Public Records) $25,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $280 · +0.4% YoY. Source: county tax records.