280 Mckinley St · Houma, LA 70364

$125,900

3 bd · 2.0 ba · 1,369 sqft · SingleFamily public records · 12 Days on market

Built 1945 5,227 sqft lot $92/sqft · 25% below area Est $168k · 25% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.3/10.0
• Schools +3.3/10.0
• 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

Discover the charm of 280 McKinley St, Houma, LA, a delightful 3-bedroom, 2-bathroom cottage perfect for first-time buyers or investors. This home is nestled in a peaceful neighborhood, offering a cozy and inviting atmosphere. The bright and airy living spaces create a warm and welcoming environment, perfect for relaxing and entertaining. The beautiful exterior showcases classic cottage charm, making this home stand out. Its convenient location provides easy access to local amenities and schools, making daily errands a breeze. This property is not only ideal for those looking to settle into their first home but also offers excellent rental potential for investors. With its charming appeal and strategic location, 280 McKinley St is an opportunity not to be missed. Make this lovely cottage your own and enjoy all the benefits it has to offer. Schedule a viewing today and see why this home is the perfect choice for you.

Key facts

• 5,227 sq ft lot
• 2 parking spots
• Built 1945

Property features AI

Finance

• Other: Located in the Wright Place subdivision

Exterior

• Parking: 2 parking spaces
• Utilities: Public water
• Home design: Detached single-family residence; Residential property
• Construction: Asbestos construction materials; Block foundation; Built (year not provided)
• Exterior features: Public water; Lot dimensions approximately 60 x 86; Lot area about 0.12 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Cap rate 9.3% vs local median 4.0% in Houma — 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 64/100 on livability (#165 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D, crime D-, amenities F.
• Terrebonne Parish (other): math 32% / reading 46% proficiency, ranked #23 of 98 in LA (top 24%) — 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: 312 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $870 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 17y 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 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,900

Questions for the listing agent

1. Built in 1945 — 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. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.87%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (median comp): $168,209
• List price: $125,900
• Delta: -23.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 Wilson Ave	0.32mi	2/2.0 (-1)	1,409 (+3%)	3mo	$214,500	$152	72
517 Point St	0.66mi	3/2.0	1,368 (-0%)	4mo	$49,900	$36	66
115 Polk St	0.44mi	3/2.0	1,446 (+6%)	5mo	$120,000	$83	66
215 Levron St	0.47mi	3/2.0	1,445 (+6%)	4mo	$75,000	$52	66
402 Wilson Ave	0.29mi	2/2.0 (-1)	1,474 (+8%)	4mo	$62,500	$42	65
248 T Leigh Dr	0.69mi	3/2.0	1,391 (+2%)	3mo	$162,000	$116	63
212 Pear St	0.28mi	3/2.0	1,551 (+13%)	8mo	$189,000	$122	58
249 J Patrick Dr	0.73mi	3/2.0	1,322 (-3%)	5mo	$220,000	$166	56
140 Saxony Dr	0.68mi	2/2.0 (-1)	1,306 (-5%)	7mo	$179,500	$137	50
522 Eliza St	0.59mi	4/2.0 (+1)	1,203 (-12%)	1mo	$90,000	$75	46
109 Saxony Dr	0.63mi	2/1.0 (-1)	1,280 (-6%)	7mo	$167,000	$130	45
123 Adoue St	0.65mi	3/2.0	1,554 (+14%)	4mo	$62,000	$40	44

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-82
• Equity at exit: $18,772

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $26,032
• Equity at exit: $10,886

Cash invested: $35,252 (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 70364

• Active inventory: 312
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$660
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $319

Break-even live

Break-even rent $1,013

Max offer price $125,900

Occupancy floor 72%

Sensitivity live

Price	-10% $391	-5% $355	+0% $319	+5% $284	+10% $248
Rent	-10% $207	-5% $263	+0% $319	+5% $375	+10% $431
Rate	-1.0pp $383	-0.5pp $351	base $319	+0.5pp $287	+1.0pp $254

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
735 A School St Unit A Houma, LA	3.0	2.0	1450	$1,600	$1.10	44d	1	0.68mi
717 Wood St Houma, LA	3.0	2.0	1534	$1,300	$0.85	44d	1	0.72mi
179 Garnet St Unit B Houma, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	0.83mi
1140 Church St Unit B Houma, LA	2.0	1.0	1000	$1,150	$1.15	44d	1	0.89mi
110 Marcel Ln Unit A Houma, LA	2.0	1.0	908	$1,350	$1.49	44d	1	0.94mi
108 Marcel Ln Unit B Houma, LA	2.0	1.0	908	$1,350	$1.49	44d	1	0.99mi

Listing history 47 events

1. 2026-06-21
   days on market $125,900 Active 12 DOM
2. 2026-06-19
   days on market $125,900 Active 10 DOM
3. 2026-06-18
   days on market $125,900 Active 9 DOM
4. 2026-06-17
   price $125,900 Active 8 DOM

   Show marketing remark (929 chars)

   Discover the charm of 280 McKinley St, Houma, LA, a delightful 3-bedroom, 2-bathroom cottage perfect for first-time buyers or investors. This home is nestled in a peaceful neighborhood, offering a cozy and inviting atmosphere. The bright and airy living spaces create a warm and welcoming environment, perfect for relaxing and entertaining. The beautiful exterior showcases classic cottage charm, making this home stand out. Its convenient location provides easy access to local amenities and schools, making daily errands a breeze. This property is not only ideal for those looking to settle into their first home but also offers excellent rental potential for investors. With its charming appeal and strategic location, 280 McKinley St is an opportunity not to be missed. Make this lovely cottage your own and enjoy all the benefits it has to offer. Schedule a viewing today and see why this home is the perfect choice for you.

5. 2026-06-17
   days on market $128,000 Active 8 DOM

   Show marketing remark (929 chars)

   Discover the charm of 280 McKinley St, Houma, LA, a delightful 3-bedroom, 2-bathroom cottage perfect for first-time buyers or investors. This home is nestled in a peaceful neighborhood, offering a cozy and inviting atmosphere. The bright and airy living spaces create a warm and welcoming environment, perfect for relaxing and entertaining. The beautiful exterior showcases classic cottage charm, making this home stand out. Its convenient location provides easy access to local amenities and schools, making daily errands a breeze. This property is not only ideal for those looking to settle into their first home but also offers excellent rental potential for investors. With its charming appeal and strategic location, 280 McKinley St is an opportunity not to be missed. Make this lovely cottage your own and enjoy all the benefits it has to offer. Schedule a viewing today and see why this home is the perfect choice for you.

6. 2026-06-16
   days on market $128,000 Active 7 DOM
7. 2026-06-15
   days on market $128,000 Active 6 DOM
8. 2026-06-14
   days on market $128,000 Active 4 DOM
9. 2026-06-13
   days on market $128,000 Active 3 DOM
10. 2026-06-10
    days on marketlisting id $128,000 Active 1 DOM
11. 2026-06-01
    days on market $128,000 Active 608 DOM
12. 2026-05-31
    days on market $128,000 Active 607 DOM
13. 2026-05-30
    days on market $128,000 Active 606 DOM
14. 2025-09-08
    price $128,000 929-char remark
15. 2025-09-08
    price $128,000 929-char remark
16. 2025-06-24
    status Active 929-char remark
17. 2025-06-17
    price $136,000 929-char remark
18. 2025-03-06
    status Pending 929-char remark
19. 2025-02-25
    price $136,000 929-char remark
20. 2025-01-31
    price $120,000 929-char remark
21. 2024-12-11
    listed $120,000 Active 929-char remark
22. 2024-12-11
    historical 929-char remark
23. 2024-12-11
    price $120,000 929-char remark
24. 2024-06-13
    listed $130,000 Active 929-char remark
25. 2024-06-13
    listed $130,000 Active 929-char remark
26. 2024-05-01
    historical
27. 2024-02-20
    price $134,000
28. 2024-02-02
    price $133,500
29. 2023-10-09
    listed $134,000
30. 2023-10-09
    listed $138,000 Active
31. 2023-10-01
    historical
32. 2023-06-16
    price $138,000
33. 2023-05-19
    price $140,000
34. 2023-03-29
    price $142,000
35. 2022-10-18
    listed $145,000
36. 2022-10-18
    listed $145,000
37. 2022-09-09
    listed $145,000 Active
38. 2022-09-09
    listed $138,000
39. 2022-01-13
    soldstatus $135,000
40. 2022-01-07
    soldstatus
41. 2021-09-15
    listed $140,000
42. 2021-09-15
    listed $140,000
43. 2021-06-01
    listed $150,000
44. 2021-06-01
    listed $150,000
45. 2010-12-10
    soldstatus $80,000
46. 2009-06-25
    listed $89,500
47. 1974-05-28
    soldstatus

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $1,052 · $88/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 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: $17,009
• − Mortgage interest: −$7,052
• − Property taxes: −$1,052
• − Insurance: −$630
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$3,663
• Taxable income: $1,891
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $3,379/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: Terrebonne Parish
• NCES district ID: 2201740
• Math proficiency: 32% ▼ -36.00%
• Reading proficiency: 46% ▼ -30.00%
• Median HH income: $47,612
• Composite: 33.38/100
• National rank: #5480
• State rank: #23 of 98 in LA

Livability — Houma

• Score: 64/100
• State rank: #165
• US rank: #13966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houma, LA
• County: Terrebonne Parish · 57,290 people
• City population: 57,290
• Metro: Houma-Thibodaux, LA
• Population (ZIP): 28,716
• Household income: $68,843
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 387.0

Population outlook (Terrebonne County) Hauer SSP2

• Today (2025): 118,724 people
• By 2030: 120,321 · +1.3%
• By 2040: 121,894 · +2.7%
• By 2050: 121,119 · +2.0%
• By 2075: 117,270 · -1.2%
• By 2100: 107,544 · -9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 16% Hispanic / Latino 9% Two or more races 9% Native American 7% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 17% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Terrebonne

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.3% · Other 1.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -40.9pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.0 2016: R+48.4 2012: R+41.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.75%
• Current HPI: 113.1047
• Rent YoY: —
• Metro: Houma-Thibodaux, LA
• 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

+40.7% since first listed

38 events — show timeline

• 2026-06-17 Price Changed $125,900 AcadianaMLS
• 2026-06-17 Price Changed $125,900 GBRMLS
• 2026-06-09 Listed $128,000 GBRMLS
• 2026-06-09 Listed $128,000 AcadianaMLS
• 2025-09-08 Price Changed $128,000 AcadianaMLS
• 2025-09-08 Price Changed $128,000 GBRMLS
• 2025-06-24 Relisted — GBRMLS
• 2025-06-17 Price Changed $136,000 AcadianaMLS
• 2025-03-06 Pending — GBRMLS
• 2025-02-25 Price Changed $136,000 GBRMLS
• 2025-01-31 Price Changed $120,000 AcadianaMLS
• 2024-12-11 Listed $120,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-12-11 Price Changed $120,000 GBRMLS
• 2024-06-13 Listed $130,000 GBRMLS
• 2024-06-13 Listed $130,000 AcadianaMLS
• 2024-05-01 Delisted — GBRMLS
• 2024-02-20 Price Changed $134,000 GBRMLS
• 2024-02-02 Price Changed $133,500 GBRMLS
• 2023-10-09 Listed $138,000 GBRMLS
• 2023-10-09 Listed $134,000 AcadianaMLS
• 2023-10-01 Delisted — GBRMLS
• 2023-06-16 Price Changed $138,000 GBRMLS
• 2023-05-19 Price Changed $140,000 GBRMLS
• 2023-03-29 Price Changed $142,000 GBRMLS
• 2022-10-18 Listed $145,000 AcadianaMLS
• 2022-10-18 Listed $145,000 GBRMLS
• 2022-09-09 Listed $138,000 AcadianaMLS
• 2022-09-09 Listed $145,000 GBRMLS
• 2022-01-13 Sold (Public Records) $135,000 Public Records
• 2022-01-07 Sold (MLS) — GBRMLS
• 2021-09-15 Listed $140,000 GBRMLS
• 2021-09-15 Listed $140,000 AcadianaMLS
• 2021-06-01 Listed $150,000 AcadianaMLS
• 2021-06-01 Listed $150,000 GBRMLS
• 2010-12-10 Sold (Public Records) $80,000 Public Records
• 2009-06-25 Listed $89,500 AcadianaMLS
• 1974-05-28 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,052 · -2.3% YoY. Source: county tax records.