582 Crochet St · Morganza, LA 70759

$39,900

2 bd · 2.0 ba · 1,184 sqft · SingleFamily · 224 Days on market

Built 1951 0.52 ac lot $34/sqft · 80% below area ↓ 50% 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
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to 582 Crochet Street in the heart of Morganza! This charming frame home sits on a spacious open lot and features a durable metal roof and pier foundation. Offering approximately 1,200 sq. ft. of living space, the layout includes two comfortable bedrooms and one and a half baths. With its generous yard and solid structure, this property presents a great opportunity for customization and updates to suit your style. Whether you're a first-time buyer or an investor, this home has the potential to shine!

Key facts

• Metal roof
• Generous yard
• Pier foundation

Tags

• METAL ROOF
• PIER FOUNDATION
• SPACIOUS OPEN LOT
• GENEROUS YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#397 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Pointe Coupee Parish (rural): math 21% / reading 29% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 60 units permitted in Pointe Coupee Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (3.0% local appreciation)).
• Pointe Coupee County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.58% ✓
• Cap rate: 23.18%
• Cash-on-cash: 60.30%
• DSCR: 3.68
• GRM: 3.2

CMA / ARV

• ARV (median comp): $200,720
• List price: $39,900
• Delta: -80.12%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.2%
• Equity multiple: 4.63×
• Total profit: $40,562
• Equity at exit: $17,941

10-year hold

• IRR: 64.7%
• Equity multiple: 9.44×
• Total profit: $94,297
• Equity at exit: $27,649

Cash invested: $11,172 (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 70759

• Active inventory: 8
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $561

Break-even live

Break-even rent $320

Max offer price $39,900

Occupancy floor 41%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $39,900 Active 224 DOM
2. 2026-06-17
   days on market $39,900 Active 223 DOM
3. 2026-06-16
   days on market $39,900 Active 222 DOM
4. 2026-06-15
   days on market $39,900 Active 221 DOM
5. 2026-06-13
   days on market $39,900 Active 219 DOM
6. 2026-06-12
   days on market $39,900 Active 218 DOM
7. 2026-06-09
   days on market $39,900 Active 215 DOM
8. 2026-06-08
   days on market $39,900 Active 214 DOM
9. 2026-06-07
   days on market $39,900 Active 213 DOM
10. 2026-06-07
    days on market $39,900 Active 212 DOM
11. 2026-06-04
    days on market $39,900 Active 209 DOM
12. 2026-06-02
    days on market $39,900 Active 208 DOM
13. 2026-06-01
    days on market $39,900 Active 207 DOM
14. 2026-05-31
    days on market $39,900 Active 206 DOM
15. 2026-05-31
    days on market $39,900 Active 205 DOM
16. 2026-04-03
    price $39,900 513-char remark

    Show marketing remark (513 chars)

    Welcome to 582 Crochet Street in the heart of Morganza! This charming frame home sits on a spacious open lot and features a durable metal roof and pier foundation. Offering approximately 1,200 sq. ft. of living space, the layout includes two comfortable bedrooms and one and a half baths. With its generous yard and solid structure, this property presents a great opportunity for customization and updates to suit your style. Whether you're a first-time buyer or an investor, this home has the potential to shine!

17. 2026-04-03
    price $39,900 513-char remark

    Show marketing remark (513 chars)

    Welcome to 582 Crochet Street in the heart of Morganza! This charming frame home sits on a spacious open lot and features a durable metal roof and pier foundation. Offering approximately 1,200 sq. ft. of living space, the layout includes two comfortable bedrooms and one and a half baths. With its generous yard and solid structure, this property presents a great opportunity for customization and updates to suit your style. Whether you're a first-time buyer or an investor, this home has the potential to shine!

18. 2026-03-12
    price $44,900 513-char remark

    Show marketing remark (513 chars)

    Welcome to 582 Crochet Street in the heart of Morganza! This charming frame home sits on a spacious open lot and features a durable metal roof and pier foundation. Offering approximately 1,200 sq. ft. of living space, the layout includes two comfortable bedrooms and one and a half baths. With its generous yard and solid structure, this property presents a great opportunity for customization and updates to suit your style. Whether you're a first-time buyer or an investor, this home has the potential to shine!

19. 2026-03-12
    price $44,900 513-char remark

    Show marketing remark (513 chars)

    Welcome to 582 Crochet Street in the heart of Morganza! This charming frame home sits on a spacious open lot and features a durable metal roof and pier foundation. Offering approximately 1,200 sq. ft. of living space, the layout includes two comfortable bedrooms and one and a half baths. With its generous yard and solid structure, this property presents a great opportunity for customization and updates to suit your style. Whether you're a first-time buyer or an investor, this home has the potential to shine!

20. 2026-01-27
    price $49,899 513-char remark

    Show marketing remark (513 chars)

    Welcome to 582 Crochet Street in the heart of Morganza! This charming frame home sits on a spacious open lot and features a durable metal roof and pier foundation. Offering approximately 1,200 sq. ft. of living space, the layout includes two comfortable bedrooms and one and a half baths. With its generous yard and solid structure, this property presents a great opportunity for customization and updates to suit your style. Whether you're a first-time buyer or an investor, this home has the potential to shine!

21. 2026-01-27
    price $49,899 513-char remark

    Show marketing remark (513 chars)

    Welcome to 582 Crochet Street in the heart of Morganza! This charming frame home sits on a spacious open lot and features a durable metal roof and pier foundation. Offering approximately 1,200 sq. ft. of living space, the layout includes two comfortable bedrooms and one and a half baths. With its generous yard and solid structure, this property presents a great opportunity for customization and updates to suit your style. Whether you're a first-time buyer or an investor, this home has the potential to shine!

22. 2025-12-22
    price $59,900 513-char remark

    Show marketing remark (513 chars)

    Welcome to 582 Crochet Street in the heart of Morganza! This charming frame home sits on a spacious open lot and features a durable metal roof and pier foundation. Offering approximately 1,200 sq. ft. of living space, the layout includes two comfortable bedrooms and one and a half baths. With its generous yard and solid structure, this property presents a great opportunity for customization and updates to suit your style. Whether you're a first-time buyer or an investor, this home has the potential to shine!

23. 2025-12-22
    price $59,900 513-char remark

    Show marketing remark (513 chars)

    Welcome to 582 Crochet Street in the heart of Morganza! This charming frame home sits on a spacious open lot and features a durable metal roof and pier foundation. Offering approximately 1,200 sq. ft. of living space, the layout includes two comfortable bedrooms and one and a half baths. With its generous yard and solid structure, this property presents a great opportunity for customization and updates to suit your style. Whether you're a first-time buyer or an investor, this home has the potential to shine!

24. 2025-11-28
    price $79,900 513-char remark

    Show marketing remark (513 chars)

    Welcome to 582 Crochet Street in the heart of Morganza! This charming frame home sits on a spacious open lot and features a durable metal roof and pier foundation. Offering approximately 1,200 sq. ft. of living space, the layout includes two comfortable bedrooms and one and a half baths. With its generous yard and solid structure, this property presents a great opportunity for customization and updates to suit your style. Whether you're a first-time buyer or an investor, this home has the potential to shine!

25. 2025-10-31
    listed $79,900 Active 513-char remark

    Show marketing remark (513 chars)

    Welcome to 582 Crochet Street in the heart of Morganza! This charming frame home sits on a spacious open lot and features a durable metal roof and pier foundation. Offering approximately 1,200 sq. ft. of living space, the layout includes two comfortable bedrooms and one and a half baths. With its generous yard and solid structure, this property presents a great opportunity for customization and updates to suit your style. Whether you're a first-time buyer or an investor, this home has the potential to shine!

26. 2025-10-31
    listed $89,900 Active 513-char remark

    Show marketing remark (513 chars)

    Welcome to 582 Crochet Street in the heart of Morganza! This charming frame home sits on a spacious open lot and features a durable metal roof and pier foundation. Offering approximately 1,200 sq. ft. of living space, the layout includes two comfortable bedrooms and one and a half baths. With its generous yard and solid structure, this property presents a great opportunity for customization and updates to suit your style. Whether you're a first-time buyer or an investor, this home has the potential to shine!

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $325 · $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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,369
• − Mortgage interest: −$2,235
• − Property taxes: −$325
• − Insurance: −$200
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$1,161
• Taxable income: $6,470
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $5,184/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: Pointe Coupee Parish
• NCES district ID: 2201260
• Math proficiency: 21% ▼ -35.00%
• Reading proficiency: 29% ▼ -35.00%
• Median HH income: $42,565
• Composite: 21.32/100
• National rank: #8379
• State rank: #56 of 98 in LA

Livability — Morganza

• Score: 53/100
• State rank: #397
• US rank: #24638

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morganza, LA
• Population (ZIP): 996

Population outlook (Pointe Coupee County) Hauer SSP2

• Today (2025): 21,165 people
• By 2030: 20,406 · -3.6%
• By 2040: 18,650 · -11.9%
• By 2050: 16,946 · -19.9%
• By 2075: 13,844 · -34.6%
• By 2100: 11,154 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 26% Hispanic / Latino 7% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 37% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 92% English-only · Spanish 7% French/Haitian/Cajun 1%

Political lean MEDSL · Pointe Coupee

• 2024 margin: Strong R (+27.6) · D 35.7% · R 63.3% · Other 1.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -9.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+22.8 2016: R+17.2 2012: R+9.2 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-50.1% since first listed

11 events — show timeline

• 2026-04-03 Price Changed $39,900 AcadianaMLS
• 2026-04-03 Price Changed $39,900 GBRMLS
• 2026-03-12 Price Changed $44,900 AcadianaMLS
• 2026-03-12 Price Changed $44,900 GBRMLS
• 2026-01-27 Price Changed $49,899 AcadianaMLS
• 2026-01-27 Price Changed $49,899 GBRMLS
• 2025-12-22 Price Changed $59,900 AcadianaMLS
• 2025-12-22 Price Changed $59,900 GBRMLS
• 2025-11-28 Price Changed $79,900 GBRMLS
• 2025-10-31 Listed $89,900 GBRMLS
• 2025-10-31 Listed $79,900 AcadianaMLS

Property tax history

+8.4%/yr

Latest (2025): $325 · +0.0% YoY. Source: county tax records.