309 Keller St · Crowley, LA 70526

$24,900

2 bd · 1.0 ba · 1,124 sqft · SingleFamily · 77 Days on market

6,098 sqft lot ↓ 29% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Schedule your showing for this two bedroom home. The living room is open to the family room. Features an office or a playroom. Wonderful front porch and covered patio. The backyard has a shed that offers two covered areas.

Key facts

• Front porch
• Office or playroom
• Covered patio

Tags

• OFFICE OR PLAYROOM
• FRONT PORCH
• COVERED PATIO
• BACKYARD SHED
• TWO COVERED AREAS

Property features AI

Exterior

• Parking: Carport (1 space); 1 covered parking space, 1 total parking space
• Utilities: Public sewer; Electric service: CLECO
• Home design: Single family residence; Metal roof
• Construction: Asbestos and wood siding construction
• Exterior features: Covered porch; Shed on property

Interior

• Flooring: Vinyl tile; Wood; Wood laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Vinyl tile, wood, and wood laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.
• Cap rate 40.6% 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: South Crowley Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 301 students, 86% 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 82% FRL vs 62% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 38% district-wide (-16 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 $172 of loan paydown is wiped out by about $747 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (38%) 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 $23,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
8. 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.
9. 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.
10. 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: 4.54% ✓
• Cap rate: 40.63%
• Cash-on-cash: 122.64%
• DSCR: 6.46
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $57,324
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 S Ave K	0.33mi	2/1.0	1,094 (-3%)	6mo	$111,200	$102	76
1021 E Ash St	0.54mi	2/1.0	1,100 (-2%)	15mo	$30,000	$27	59
712 E Spruce St	0.42mi	3/1.0 (+1)	978 (-13%)	8mo	$50,000	$51	47
722 S Avenue M	0.54mi	2/1.0	1,035 (-8%)	18mo	$42,000	$41	47
405 E Spruce St	0.41mi	3/1.0 (+1)	960 (-15%)	24mo	$81,000	$84	32

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: 47.4%
• Equity multiple: 3.07×
• Total profit: $14,465
• Equity at exit: $3,713

10-year hold

• IRR: 53.3%
• Equity multiple: 6.34×
• Total profit: $37,205
• Equity at exit: $2,153

Cash invested: $6,972 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$10
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $286

Break-even live

Break-even rent $767

Max offer price $24,900

Occupancy floor 70%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $24,900 Active 77 DOM
2. 2026-06-17
   price $24,900 Active 76 DOM
3. 2026-06-17
   days on market $29,900 Active 76 DOM
4. 2026-06-16
   days on market $29,900 Active 75 DOM
5. 2026-06-15
   days on market $29,900 Active 74 DOM
6. 2026-06-13
   days on market $29,900 Active 72 DOM
7. 2026-06-12
   days on market $29,900 Active 71 DOM
8. 2026-06-09
   days on market $29,900 Active 68 DOM
9. 2026-06-08
   days on market $29,900 Active 67 DOM
10. 2026-06-07
    days on market $29,900 Active 66 DOM
11. 2026-06-07
    pricedays on market $29,900 Active 65 DOM
12. 2026-06-04
    days on market $34,900 Active 62 DOM
13. 2026-06-02
    days on market $34,900 Active 61 DOM
14. 2026-06-01
    days on market $34,900 Active 60 DOM
15. 2026-05-31
    days on market $34,900 Active 59 DOM
16. 2026-05-31
    days on market $34,900 Active 58 DOM
17. 2026-05-05
    price $34,900
18. 2026-04-02
    listed $39,900 Active
19. 2025-08-27
    price $47,000
20. 2025-07-24
    listed $49,000 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: $465 · $39/mo
• Projected year-2 tax: $465 · $39/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 8/10 Severe 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: $13,553
• − Mortgage interest: −$1,395
• − Property taxes: −$465
• − Insurance: −$5,243
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$724
• Taxable income: $3,558
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $2,578/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

-28.8% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $34,900 AcadianaMLS
• 2026-04-02 Listed $39,900 AcadianaMLS
• 2025-08-27 Price Changed $47,000 AcadianaMLS
• 2025-07-24 Listed $49,000 AcadianaMLS

Property tax history

+10.8%/yr

Latest (2025): $465 · +0.3% YoY. Source: county tax records.