484 Crew Lake Loop · Start, LA 71269

$258,000

4 bd · 2.0 ba · 1,975 sqft · SingleFamily · 86 Days on market

0.48 ac lot $131/sqft · at area comps Est $264k · at est.

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Why this score? — see what drove the D 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 +17.3/30.0
• ARV discount +8.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this home that has been updated from top to bottom. All new flooring New counter tops, New light fixtures, New Appliances including a fridge. This house has new paint on the outside as well as the Inside. This home is located just off the Start exit in Richland Parish and 15 minutes from the new meta Site. This home is move in ready!

Key facts

• New counter tops
• New flooring
• New paint

Tags

• NEW FLOORING
• NEW COUNTER TOPS
• NEW LIGHT FIXTURES
• NEW APPLIANCES
• NEW PAINT
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $64 ($768/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 $219k (15.0% below list).
• Recommended offer: $219k (15.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#279 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, crime F, amenities F.
• Richland Parish (rural): math 12% / reading 22% proficiency, ranked #73 of 98 in LA (top 74%) — 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: 100 active listings in the ZIP; 27 units permitted in Richland Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Richland County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $113k; list at $258k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 78% 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 $219,363 (15.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 15% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (median comp): $263,845
• List price: $258,000
• Delta: -2.22%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-37,767
• Equity at exit: $38,469

10-year hold

• IRR: -6.0%
• Equity multiple: 0.62×
• Total profit: $-27,787
• Equity at exit: $22,307

Cash invested: $72,240 (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 71269

• Home prices YoY: -26.4%
• Active inventory: 100
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,194 medium
• Mortgage (P&I): −$1,353
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$108
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $64

Break-even live

Break-even rent $2,113

Max offer price $258,000

Occupancy floor 92%

Sensitivity live

Price	-10% $210	-5% $137	+0% $64	+5% $-9	+10% $-82
Rent	-10% $-109	-5% $-23	+0% $64	+5% $151	+10% $237
Rate	-1.0pp $194	-0.5pp $130	base $64	+0.5pp $-3	+1.0pp $-71

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $258,000 Active 86 DOM
2. 2026-06-18
   days on market $258,000 Active 85 DOM
3. 2026-06-18
   price $258,000 Active 84 DOM
4. 2026-06-17
   days on market $259,000 Active 84 DOM
5. 2026-06-16
   days on market $259,000 Active 83 DOM
6. 2026-06-15
   days on market $259,000 Active 82 DOM
7. 2026-06-14
   days on market $259,000 Active 80 DOM
8. 2026-06-13
   pricedays on market $259,000 Active 79 DOM
9. 2026-06-10
   days on market $287,000 Active 77 DOM
10. 2026-06-09
    days on market $287,000 Active 76 DOM
11. 2026-06-08
    days on market $287,000 Active 75 DOM
12. 2026-06-07
    days on market $287,000 Active 74 DOM
13. 2026-06-02
    days on market $287,000 Active 69 DOM
14. 2026-06-01
    days on market $287,000 Active 68 DOM
15. 2026-05-31
    days on market $287,000 Active 67 DOM
16. 2026-05-30
    days on market $287,000 Active 66 DOM
17. 2026-05-06
    price $287,000 350-char remark

    Show marketing remark (350 chars)

    Come check out this home that has been updated from top to bottom. All new flooring New counter tops, New light fixtures, New Appliances including a fridge. This house has new paint on the outside as well as the Inside. This home is located just off the Start exit in Richland Parish and 15 minutes from the new meta Site. This home is move in ready!

18. 2026-04-08
    price $288,000 350-char remark

    Show marketing remark (350 chars)

    Come check out this home that has been updated from top to bottom. All new flooring New counter tops, New light fixtures, New Appliances including a fridge. This house has new paint on the outside as well as the Inside. This home is located just off the Start exit in Richland Parish and 15 minutes from the new meta Site. This home is move in ready!

19. 2026-03-26
    price $297,000 350-char remark

    Show marketing remark (350 chars)

    Come check out this home that has been updated from top to bottom. All new flooring New counter tops, New light fixtures, New Appliances including a fridge. This house has new paint on the outside as well as the Inside. This home is located just off the Start exit in Richland Parish and 15 minutes from the new meta Site. This home is move in ready!

20. 2026-03-25
    price $227,000 350-char remark

    Show marketing remark (350 chars)

    Come check out this home that has been updated from top to bottom. All new flooring New counter tops, New light fixtures, New Appliances including a fridge. This house has new paint on the outside as well as the Inside. This home is located just off the Start exit in Richland Parish and 15 minutes from the new meta Site. This home is move in ready!

21. 2026-03-25
    listed $299,500 Active 350-char remark

    Show marketing remark (350 chars)

    Come check out this home that has been updated from top to bottom. All new flooring New counter tops, New light fixtures, New Appliances including a fridge. This house has new paint on the outside as well as the Inside. This home is located just off the Start exit in Richland Parish and 15 minutes from the new meta Site. This home is move in ready!

22. 2018-05-17
    soldstatus $113,000
23. 2006-05-01
    soldstatus $76,000

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$420/yr (+$35/mo · 42.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $26,324
• − Mortgage interest: −$14,452
• − Property taxes: −$999
• − Insurance: −$2,792
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$7,505
• Taxable loss: −$3,637
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $1,641/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: Richland Parish
• NCES district ID: 2201350
• Math proficiency: 12% ▼ -36.00%
• Reading proficiency: 22% ▼ -31.00%
• Median HH income: $36,097
• Composite: 14.06/100
• National rank: #9464
• State rank: #73 of 98 in LA

Livability — Start

• Score: 59/100
• State rank: #279
• US rank: #20272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Start, LA
• City population: 68
• Population (ZIP): 12,475

Population outlook (Richland County) Hauer SSP2

• Today (2025): 20,283 people
• By 2030: 19,990 · -1.4%
• By 2040: 19,240 · -5.1%
• By 2050: 18,497 · -8.8%
• By 2075: 16,626 · -18.0%
• By 2100: 14,204 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 36% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+39.4) · D 29.7% · R 69.1% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: -26.6pp · 2024: -39.4pp
• All cycles: 2024: R+39.4 2020: R+34.0 2016: R+32.6 2012: R+28.2 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.82%
• Current HPI: 158.2193
• 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

+277.6% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $287,000 NELABOR
• 2026-04-08 Price Changed $288,000 NELABOR
• 2026-03-26 Price Changed $297,000 NELABOR
• 2026-03-25 Price Changed $227,000 NELABOR
• 2026-03-25 Listed $299,500 NELABOR
• 2018-05-17 Sold (Public Records) $113,000 Public Records
• 2006-05-01 Sold (Public Records) $76,000 Public Records

Property tax history

+6.2%/yr

Latest (2024): $999 · +2.3% YoY. Source: county tax records.