25000 Stassi Rd · Crescent, LA 70764

$417,500

None bd · None ba · 5,627 sqft · MultiFamily · 548 Days on market

Fair condition 0.64 ac lot

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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
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Livability +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Investment opportunity! There are 5 rentals on this property to be sold together. Seller will not sell separately. 25000 Stassi Road is a single family dwelling with 3 beds, 1.5 baths, 25008 A&B Stassi Road is a duplex with 2 beds, 1 bath for each unit. 25014 A&B Stassi is a duplex with 2 beds, 1 bath per unit. 25025 Stassi Road is a single family dwelling with 2 beds, 1 bath. 25025A Stassi Road is an Efficiency Apartment.

Key facts

• 0.64 acre lot
• Garage
• Listed 547 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $418k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $5k ($59k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $418k).
• Recommended offer: $367k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#442 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — 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: 128 active listings in the ZIP; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $117k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 548 days — a 12% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $367,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 548 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.42% ✓
• Cap rate: 20.90%
• Cash-on-cash: 52.15%
• DSCR: 3.32
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 48.7%
• Equity multiple: 3.12×
• Total profit: $248,170
• Equity at exit: $62,251

10-year hold

• IRR: 54.3%
• Equity multiple: 6.33×
• Total profit: $623,410
• Equity at exit: $36,098

Cash invested: $116,900 (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 70764

• Home prices YoY: -20.1%
• Active inventory: 128
• Price-to-rent: 22.1×

Monthly cashflow live

• Estimated rent: $10,083 medium
• Mortgage (P&I): −$2,189
• Tax est. 1.5%: −$522 /mo · $6,262/yr
• Insurance: −$174
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,117
• Net cashflow: $4,955

Break-even live

Break-even rent $3,811

Max offer price $417,500

Occupancy floor 46%

Sensitivity live

Price	-10% $5,244	-5% $5,099	+0% $4,955	+5% $4,811	+10% $4,667
Rent	-10% $4,159	-5% $4,557	+0% $4,955	+5% $5,353	+10% $5,752
Rate	-1.0pp $5,165	-0.5pp $5,061	base $4,955	+0.5pp $4,847	+1.0pp $4,737

7-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$1,578
▸ 5× units	2	1	$7,085
1× unit	1	1	$1,418
Total (7 units)			$10,083

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: $104,375
• Closing costs: $12,525
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $417,500 Active 548 DOM
2. 2026-06-17
   days on market $417,500 Active 547 DOM
3. 2026-06-16
   days on market $417,500 Active 546 DOM
4. 2026-06-15
   days on market $417,500 Active 545 DOM
5. 2026-06-14
   days on market $417,500 Active 543 DOM
6. 2026-06-13
   days on market $417,500 Active 542 DOM
7. 2026-06-10
   days on market $417,500 Active 540 DOM
8. 2026-06-09
   days on market $417,500 Active 539 DOM
9. 2026-06-08
   days on market $417,500 Active 538 DOM
10. 2026-06-07
    days on market $417,500 Active 537 DOM
11. 2026-06-03
    days on market $417,500 Active 533 DOM
12. 2026-06-02
    days on market $417,500 Active 532 DOM
13. 2026-06-01
    days on market $417,500 Active 531 DOM
14. 2026-05-31
    days on market $417,500 Active 530 DOM
15. 2026-05-31
    days on market $417,500 Active 529 DOM
16. 2026-03-14
    status Active 434-char remark

    Show marketing remark (438 chars)

    Investment opportunity! There are 5 rentals on this property to be sold together. Seller will not sell separately. 25000 Stassi Road is a single family dwelling with 3 beds, 1.5 baths, 25008 A & B Stassi Road is a duplex with 2 beds, 1 bath for each unit. 25014 A & B Stassi is a duplex with 2 beds, 1 bath per unit. 25025 Stassi Road is a single family dwelling with 2 beds, 1 bath. 25025A Stassi Road is an Efficiency Apartment.

17. 2026-03-14
    status Active 438-char remark

    Show marketing remark (438 chars)

    Investment opportunity! There are 5 rentals on this property to be sold together. Seller will not sell separately. 25000 Stassi Road is a single family dwelling with 3 beds, 1.5 baths, 25008 A & B Stassi Road is a duplex with 2 beds, 1 bath for each unit. 25014 A & B Stassi is a duplex with 2 beds, 1 bath per unit. 25025 Stassi Road is a single family dwelling with 2 beds, 1 bath. 25025A Stassi Road is an Efficiency Apartment.

18. 2024-12-12
    listed $417,500 Active 434-char remark

    Show marketing remark (438 chars)

    Investment opportunity! There are 5 rentals on this property to be sold together. Seller will not sell separately. 25000 Stassi Road is a single family dwelling with 3 beds, 1.5 baths, 25008 A & B Stassi Road is a duplex with 2 beds, 1 bath for each unit. 25014 A & B Stassi is a duplex with 2 beds, 1 bath per unit. 25025 Stassi Road is a single family dwelling with 2 beds, 1 bath. 25025A Stassi Road is an Efficiency Apartment.

19. 2024-12-12
    listed $417,500 Active 438-char remark

    Show marketing remark (438 chars)

    Investment opportunity! There are 5 rentals on this property to be sold together. Seller will not sell separately. 25000 Stassi Road is a single family dwelling with 3 beds, 1.5 baths, 25008 A & B Stassi Road is a duplex with 2 beds, 1 bath for each unit. 25014 A & B Stassi is a duplex with 2 beds, 1 bath per unit. 25025 Stassi Road is a single family dwelling with 2 beds, 1 bath. 25025A Stassi Road is an Efficiency Apartment.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $120,996
• − Mortgage interest: −$23,386
• − Property taxes: −$6,262
• − Insurance: −$3,590
• − Repairs & maintenance: −$9,680
• − Management: −$9,680
• − Depreciation: −$12,145
• Taxable income: $56,252
• Est. tax owed @ 24.0%: −$13,501
• After-tax cash flow: $45,961/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate repairs to its exterior and landscaping to improve its curb appeal and rental value.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major paint — Peeling paint on exterior
• Minor landscaping — Overgrown grass and debris

Value-add opportunities

• Both paint exterior — Fresh paint would improve curb appeal and value
• Both landscaping — Well-maintained landscaping enhances curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
paint · Peeling paint on exterior	Major	$15,000–50,000
landscaping · Overgrown grass and debris	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both paint exterior — Fresh paint would improve curb appeal and value ↑
• Both landscaping — Well-maintained landscaping enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — Crescent

• Score: 48/100
• State rank: #442
• US rank: #26189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crescent, LA
• Population (ZIP): 15,046

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 13% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.08%
• Current HPI: 178.9188
• 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

+0.0% since first listed

4 events — show timeline

• 2026-03-14 Relisted — AcadianaMLS
• 2026-03-14 Relisted — GBRMLS
• 2024-12-12 Listed $417,500 GBRMLS
• 2024-12-12 Listed $417,500 AcadianaMLS