714 E 8th St · Crowley, LA 70526

$70,000

3 bd · 1.0 ba · 1,900 sqft · SingleFamily · 176 Days on market

5,662 sqft lot ↓ 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this delightful 3-bedroom, 1-bathroom home nestled in a sought-after neighborhood near local schools. Featuring wood floors throughout, this home exudes warmth and character. The spacious living area is perfect for relaxing or entertaining, offering plenty of natural light. Located just minutes from I-10, you'll enjoy the convenience of nearby parks, shopping, and dining. Schedule your private tour today!

Key facts

• Wood floors
• Spacious living area
• Nearby parks

Tags

• WOOD FLOORS
• SPACIOUS LIVING AREA
• NEARBY PARKS
• NEARBY SHOPPING
• NEARBY DINING

Property features AI

Exterior

• Parking: Carport with 2 spaces; 2 covered parking spaces; Total 2 parking spaces
• Utilities: Public sewer; Electric service: CLECO
• Home design: Single family residence; City street frontage
• Construction: Wood siding frame construction; Composition roof
• Exterior features: Open porch; Walk-to waterfront; No fencing

Interior

• Kitchen: Dishwasher; Electric stove
• Flooring: Tile; Vinyl tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Formica counters; Tile counters; Window treatments; Wood window frames; Lighting (interior)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $69 ($834/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: 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 80% FRL vs 62% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 38% district-wide (-19 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $19k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.74% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.37%
• DSCR: 2.35
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $184,300
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 N Ave J	0.16mi	3/2.0	1,900 (0%)	18mo	$205,000	$108	73
1102 Jenkins Ave	0.35mi	3/2.0	1,804 (-5%)	4mo	$235,000	$130	68
608 E Northern Ave	0.38mi	3/3.0	2,038 (+7%)	1mo	$130,000	$64	62
1003 E 5th St	0.35mi	3/2.0	1,969 (+4%)	17mo	$175,000	$89	60
1238 William Ave	0.37mi	3/2.0	1,800 (-5%)	16mo	$177,000	$98	57
507 E 11th St	0.28mi	3/2.0	1,700 (-10%)	11mo	$165,000	$97	56
1421 N Avenue L	0.50mi	3/2.0	1,863 (-2%)	16mo	$163,750	$88	56
1107 Crawford Ave	0.24mi	3/2.0	1,719 (-10%)	18mo	$118,500	$69	54
1000 N Avenue D	0.69mi	3/2.0	1,791 (-6%)	7mo	$169,000	$94	49
1125 Crowley Rayne Hwy	0.41mi	3/2.0	1,665 (-12%)	14mo	$167,500	$101	45
109 Festival Dr	0.56mi	4/2.0 (+1)	1,836 (-3%)	23mo	$211,500	$115	40

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-6,648
• Equity at exit: $10,437

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,006
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $69

Break-even live

Break-even rent $1,130

Max offer price $70,000

Occupancy floor 89%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-04-30
   status Pending
2. 2026-04-26
   price $70,000
3. 2026-01-27
   status Active
4. 2026-01-24
   status Pending
5. 2026-01-08
   status Active
6. 2026-01-08
   price $84,000
7. 2025-10-30
   listed $89,000 Active
8. 2025-06-10
   price $99,000
9. 2025-05-02
   price $110,000
10. 2025-02-05
    listed $120,000 Active
11. 2022-11-20
    status Active
12. 2022-11-02
    status Pending
13. 2022-10-17
    price $100,000
14. 2022-09-14
    price $120,000
15. 2022-08-12
    listed $130,000 Active
16. 2007-04-18
    soldstatus
17. 2007-04-18
    soldstatus $107,000
18. 2007-04-16
    soldstatus $107,000
19. 2006-12-10
    listed $115,000
20. 2006-10-16
    soldstatus $59,000
21. 2006-07-19
    listed $67,900
22. 2005-05-16
    listed $85,000

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $837 · $70/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 AE · 0% 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: $14,613
• − Mortgage interest: −$3,921
• − Property taxes: −$837
• − Insurance: −$5,468
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,036
• Taxable income: $12
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $831/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

-17.6% since first listed

22 events — show timeline

• 2026-04-30 Pending — AcadianaMLS
• 2026-04-26 Price Changed $70,000 AcadianaMLS
• 2026-01-27 Relisted — AcadianaMLS
• 2026-01-24 Pending — AcadianaMLS
• 2026-01-08 Relisted — AcadianaMLS
• 2026-01-08 Price Changed $84,000 AcadianaMLS
• 2025-10-30 Listed $89,000 AcadianaMLS
• 2025-06-10 Price Changed $99,000 AcadianaMLS
• 2025-05-02 Price Changed $110,000 AcadianaMLS
• 2025-02-05 Listed $120,000 AcadianaMLS
• 2022-11-20 Relisted — AcadianaMLS
• 2022-11-02 Pending — AcadianaMLS
• 2022-10-17 Price Changed $100,000 AcadianaMLS
• 2022-09-14 Price Changed $120,000 AcadianaMLS
• 2022-08-12 Listed $130,000 AcadianaMLS
• 2007-04-18 Sold (Public Records) $107,000 Public Records
• 2007-04-18 Sold (Public Records) — Public Records
• 2007-04-16 Sold (MLS) $107,000 AcadianaMLS
• 2006-12-10 Listed $115,000 AcadianaMLS
• 2006-10-16 Sold (MLS) $59,000 AcadianaMLS
• 2006-07-19 Listed $67,900 AcadianaMLS
• 2005-05-16 Listed $85,000 AcadianaMLS

Property tax history

-0.2%/yr

Latest (2025): $837 · +0.3% YoY. Source: county tax records.