515 W 8th St · Crowley, LA 70526

$47,000

3 bd · 2.0 ba · 1,602 sqft · SingleFamily · 126 Days on market

7,800 sqft lot

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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

Key facts

• 7,800 sq ft lot
• 2 garage spots
• Listed 126 days

Property features AI

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces (total 2 parking spaces)
• Home design: Single family residence; Fixer condition
• Exterior features: Public sewer; Other siding

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $81 ($970/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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; 2 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 $325 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

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 $41,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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: 2.16% ✓
• Cap rate: 19.25%
• Cash-on-cash: 46.27%
• DSCR: 3.06
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $140,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 William Egan Ave	0.44mi	4/2.0 (+1)	1,620 (+1%)	4mo	$70,000	$43	69
728 W Northern Ave	0.44mi	3/2.0	1,600 (-0%)	13mo	$140,000	$88	68
1000 N Avenue D	0.21mi	3/2.0	1,791 (+12%)	7mo	$169,000	$94	65
—	0.34mi	3/2.0	1,404 (-12%)	1mo	$47,900	$34	63
1105 N Avenue C	0.23mi	3/1.5	1,450 (-10%)	15mo	$50,000	$34	59
617 N Ave F	0.26mi	3/2.0	1,381 (-14%)	14mo	$92,000	$67	53
316 E 10th St	0.53mi	3/2.0	1,466 (-8%)	11mo	$155,000	$106	52
720 W Third St	0.42mi	3/2.0	1,794 (+12%)	13mo	$38,100	$21	50
113 Festival Dr	0.34mi	3/2.0	1,447 (-10%)	23mo	$199,500	$138	49
507 E 11th St	0.68mi	3/2.0	1,700 (+6%)	11mo	$165,000	$97	49
1521 N Avenue H	0.74mi	3/2.0	1,400 (-13%)	4mo	$35,000	$25	41
109 Festival Dr	0.34mi	4/2.0 (+1)	1,836 (+15%)	23mo	$211,500	$115	36

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-2,210
• Equity at exit: $7,008

10-year hold

• IRR: 5.8%
• Equity multiple: 1.44×
• Total profit: $5,753
• Equity at exit: $4,064

Cash invested: $13,160 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$27 /mo · $323/yr
• Insurance: −$20
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $81

Break-even live

Break-even rent $911

Max offer price $47,000

Occupancy floor 87%

Sensitivity live

Price	-10% $107	-5% $94	+0% $81	+5% $68	+10% $54
Rent	-10% $1	-5% $41	+0% $81	+5% $121	+10% $161
Rate	-1.0pp $105	-0.5pp $93	base $81	+0.5pp $69	+1.0pp $56

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 E 11th St Crowley, LA	2.0	1.0	1200	$1,100	$0.92	21d	1	0.76mi
1842 Grace Pete St Crowley, LA	2.0	1.5	1100	$900	$0.82	21d	1	0.90mi

Listing history 16 events

1. 2026-06-18
   days on market $47,000 Active 126 DOM
2. 2026-06-17
   days on market $47,000 Active 125 DOM
3. 2026-06-16
   days on market $47,000 Active 124 DOM
4. 2026-06-15
   days on market $47,000 Active 123 DOM
5. 2026-06-13
   days on market $47,000 Active 121 DOM
6. 2026-06-12
   days on market $47,000 Active 120 DOM
7. 2026-06-09
   days on market $47,000 Active 117 DOM
8. 2026-06-08
   days on market $47,000 Active 116 DOM
9. 2026-06-07
   days on market $47,000 Active 115 DOM
10. 2026-06-07
    days on market $47,000 Active 114 DOM
11. 2026-06-04
    days on market $47,000 Active 111 DOM
12. 2026-06-02
    days on market $47,000 Active 110 DOM
13. 2026-06-01
    days on market $47,000 Active 109 DOM
14. 2026-05-31
    days on market $47,000 Active 108 DOM
15. 2026-05-31
    days on market $47,000 Active 107 DOM
16. 2026-02-10
    listed $47,000 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: $323 · $27/mo
• Projected year-2 tax: $323 · $27/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 9/10 Extreme FEMA zone AE · 99% 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: $12,158
• − Mortgage interest: −$2,633
• − Property taxes: −$323
• − Insurance: −$5,354
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$1,367
• Taxable income: $536
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $841/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

1 event — show timeline

• 2026-02-10 Listed $47,000 AcadianaMLS

Property tax history

+11.5%/yr

Latest (2025): $323 · +0.3% YoY. Source: county tax records.