624 S Ave F S · Crowley, LA 70526

$91,900

3 bd · 1.5 ba · 1,765 sqft · SingleFamily · 58 Days on market

Built 1951 10,454 sqft lot Est $115k · 20% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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 MLS

Well-maintained home in a solid South Crowley location. This 3 bedroom, 1.5 bath house offers 1,700 sq ft of living space and is priced at recent appraised value for a straightforward sale. Property Highlights 3 Bedrooms / 1.5 Bathrooms 1,700 Sq Ft Built in 1951 solid, established home Roof replaced end of 2024 New 50-gallon water heater (2025) 3-car carport Attached outdoor hangout area with sink and cabinets great for entertaining or relaxing Concrete-bottom dog kennel Located in a good school district Utilities Water & Sewer: LAWCO Electricity: CLECO Gas: Delta Utilities This home has good bones, recent major updates, and plenty of usable space. Ideal for a first-time buyer or anyone looking for an affordable home in a good area. Message me directly on Facebook to schedule a showing or ask questions. Serious inquiries only, please.

Key facts

• 3 car carport
• New hot water heater
• Corner lot

Tags

• CORNER LOT
• 3 CAR CARPORT
• NEW ROOF
• NEW HOT WATER HEATER

Property features AI

Exterior

• Parking: 3 total parking spaces; 3-space carport
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Water connected; Sewer connected
• Home design: Single-family residence; One story; House
• Exterior features: Back yard; City lot; Lot dimensions approximately 40 x 132 (0.24 acres)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Electric fireplace; Ceiling fan(s)

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 $377 ($5k/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: $89k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 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 $635 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $40k; list at $92k implies a 130% gain — meaningful room to come down on a strong offer.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,143 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $114,725
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 S Avenue G	0.16mi	3/2.0	1,726 (-2%)	11mo	$113,000	$65	78
326 E Oak St	0.27mi	4/1.5 (+1)	1,707 (-3%)	13mo	$139,000	$81	66
720 W Third St	0.51mi	3/2.0	1,794 (+2%)	13mo	$38,100	$21	61
1452 S Avenue F	0.57mi	3/2.0	1,706 (-3%)	11mo	$104,000	$61	56
312 E Pine St	0.38mi	3/2.0	1,570 (-11%)	8mo	$129,000	$82	55
224 W Jeanette St	0.08mi	3/2.0	1,518 (-14%)	22mo	$16,300	$11	53
729 S Avenue M	0.61mi	3/2.0	1,670 (-5%)	15mo	$46,500	$28	48
109 Festival Dr	0.58mi	4/2.0 (+1)	1,836 (+4%)	23mo	$211,500	$115	40

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: 9.0%
• Equity multiple: 1.36×
• Total profit: $9,138
• Equity at exit: $13,703

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $38,875
• Equity at exit: $7,946

Cash invested: $25,732 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $377

Break-even live

Break-even rent $748

Max offer price $91,900

Occupancy floor 64%

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: $22,975
• Closing costs: $2,757
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $91,900 Active 58 DOM
2. 2026-06-17
   days on market $91,900 Active 57 DOM
3. 2026-06-16
   days on market $91,900 Active 56 DOM
4. 2026-06-15
   days on market $91,900 Active 55 DOM
5. 2026-06-13
   days on market $91,900 Active 53 DOM
6. 2026-06-12
   days on market $91,900 Active 52 DOM
7. 2026-06-09
   days on market $91,900 Active 49 DOM
8. 2026-06-08
   days on market $91,900 Active 48 DOM
9. 2026-06-07
   days on market $91,900 Active 47 DOM
10. 2026-06-07
    days on market $91,900 Active 46 DOM
11. 2026-06-04
    days on market $91,900 Active 43 DOM
12. 2026-06-02
    days on market $91,900 Active 42 DOM
13. 2026-06-01
    days on market $91,900 Active 41 DOM
14. 2026-05-31
    days on market $91,900 Active 40 DOM
15. 2026-05-31
    days on market $91,900 Active 39 DOM
16. 2026-04-22
    listed $91,900 Active
17. 2026-01-12
    listed $85,000 Active 870-char remark

    Show marketing remark (870 chars)

    Well-maintained home in a solid South Crowley location. This 3 bedroom, 1.5 bath house offers 1,700 sq ft of living space and is priced at recent appraised value for a straightforward sale. Property Highlights 3 Bedrooms / 1.5 Bathrooms 1,700 Sq Ft Built in 1951 solid, established home Roof replaced end of 2024 New 50-gallon water heater (2025) 3-car carport Attached outdoor hangout area with sink and cabinets great for entertaining or relaxing Concrete-bottom dog kennel Located in a good school district Utilities Water & Sewer: LAWCO Electricity: CLECO Gas: Delta Utilities This home has good bones, recent major updates, and plenty of usable space. Ideal for a first-time buyer or anyone looking for an affordable home in a good area. Message me directly on Facebook to schedule a showing or ask questions. Serious inquiries only, please.

18. 2021-11-29
    soldstatus $40,000

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $848 · $71/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 4/10 Moderate FEMA zone X (shaded) · 22% 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: $14,709
• − Mortgage interest: −$5,148
• − Property taxes: −$848
• − Insurance: −$460
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,673
• Taxable income: $3,226
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $3,755/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

+129.8% since first listed

3 events — show timeline

• 2026-04-22 Listed $91,900 SWLAR
• 2026-01-12 Listed $85,000 ForSaleByOwner.com
• 2021-11-29 Sold (Public Records) $40,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $848 · +0.3% YoY. Source: county tax records.