207 Crowley St · Welsh, LA 70591

$92,000

3 bd · 1.5 ba · 1,459 sqft · SingleFamily · 21 Days on market

Built 1950 8,712 sqft lot Est $163k · 44% under ↓ 3% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Appreciation +6.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investors or First Time Home Buyers! Centrally located in Welsh this home features 3 bedrooms 1.5 bath with beautiful wood floors throughout the Living Room and Bedrooms and remarkable tall ceilings. Schedule your private showing today on this home!

Key facts

• Inviting curb appeal
• Original wood floors
• Convenient location

Tags

• HISTORIC HOME
• ORIGINAL WOOD FLOORS
• UNIQUE ARCHITECTURAL DETAILS
• INVITING CURB APPEAL
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Directions: take exit 54, right onto N Adams, left onto South Street, right onto Crowley, house on right.; Listing broker: Bricks & Mortar- Real Estate; Listing agent: Chelsey Orgeron (Cell: 337-368-2310)

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Water connected; Sewer connected; Natural gas not available
• Home design: Single-family house; Single story
• Exterior features: City lot; Lot dimensions approximately 100 x 70 (0.2 acres)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $91k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#189 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F, employment D-.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($636 loan paydown + $2k appreciation (1.9% local appreciation)).
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,620 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.48%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $163,408
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 Naebers St	0.48mi	3/2.0	1,500 (+3%)	12mo	$167,000	$111	61
1107 S Adams St	0.69mi	3/2.0	1,481 (+2%)	16mo	$165,900	$112	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.00×
• Total profit: $25,794
• Equity at exit: $35,976

10-year hold

• IRR: 20.9%
• Equity multiple: 3.74×
• Total profit: $70,673
• Equity at exit: $51,567

Cash invested: $25,760 (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 70591

• Home prices YoY: 1.1%
• Active inventory: 45
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $311

Break-even live

Break-even rent $744

Max offer price $92,000

Occupancy floor 68%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $92,000 Active 21 DOM
2. 2026-06-18
   days on market $92,000 Active 20 DOM
3. 2026-06-17
   days on market $92,000 Active 19 DOM
4. 2026-06-16
   days on market $92,000 Active 18 DOM
5. 2026-06-15
   days on market $92,000 Active 17 DOM
6. 2026-06-14
   days on market $92,000 Active 15 DOM
7. 2026-06-13
   days on market $92,000 Active 14 DOM
8. 2026-06-10
   days on market $92,000 Active 12 DOM
9. 2026-06-09
   days on market $92,000 Active 11 DOM
10. 2026-06-08
    days on market $92,000 Active 10 DOM
11. 2026-06-07
    days on market $92,000 Active 9 DOM
12. 2026-06-02
    days on market $92,000 Active 4 DOM
13. 2026-06-01
    days on market $92,000 Active 3 DOM
14. 2026-05-31
    days on market $92,000 Active 2 DOM
15. 2026-05-29
    listed $92,000 Active
16. 2019-05-10
    soldstatus 249-char remark

    Show marketing remark (249 chars)

    Investors or First Time Home Buyers! Centrally located in Welsh this home features 3 bedrooms 1.5 bath with beautiful wood floors throughout the Living Room and Bedrooms and remarkable tall ceilings. Schedule your private showing today on this home!

17. 2019-03-12
    listed $95,000 249-char remark

    Show marketing remark (249 chars)

    Investors or First Time Home Buyers! Centrally located in Welsh this home features 3 bedrooms 1.5 bath with beautiful wood floors throughout the Living Room and Bedrooms and remarkable tall ceilings. Schedule your private showing today on this home!

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $808 · $67/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,654
• − Mortgage interest: −$5,153
• − Property taxes: −$808
• − Insurance: −$460
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,676
• Taxable income: $2,371
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $3,160/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Welsh

• Score: 63/100
• State rank: #189
• US rank: #15036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Welsh, LA
• Population (ZIP): 5,635

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 10%
• Common ancestry: Lithuanian 22% Italian 1%
• Languages at home: 93% English-only · French/Haitian/Cajun 6%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 174.2929
• 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

-3.2% since first listed

3 events — show timeline

• 2026-05-29 Listed $92,000 SWLAR
• 2019-05-10 Sold (MLS) — SWLAR
• 2019-03-12 Listed $95,000 SWLAR

Property tax history

+2.3%/yr

Latest (2025): $808 · +0.4% YoY. Source: county tax records.