611 Broadmoor Ave · Bayou Cane, LA 70364

$150,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 153 Days on market

Built 1957 10,846 sqft lot $100/sqft · 23% below area Est $196k · 23% under ↓ 14% since listing

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Why this score? — see what drove the C+ 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.1/10.0
• 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

Major Price Improvement!!! (-$15,000) Great opportunity in Broadmoor Subdivision! This 3-bedroom, 1-bath home sits on a large corner lot and a half with mature oak trees and side access to the backyard--perfect for boat storage. Features include a single carport, screened-in patio, a spacious rear den, storm doors, solar screens, gas stove and three windows units to remain. The second lot has a culvert over the ditch allowing access to the property for additional parking, if needed. Located near schools and shopping, this property needs a little TLC but is ideal as a starter home, rental investment, or downsizing option. Call for your appointment!

Key facts

• Mature oak trees
• Large corner lot
• Spacious rear den

Tags

• LARGE CORNER LOT
• MATURE OAK TREES
• SIDE ACCESS TO BACKYARD
• SINGLE CARPORT
• SCREENED-IN PATIO
• SPACIOUS REAR DEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (18.2% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $123k (18.2% below list) — sets the bar for cash-flow.
• Cap rate 8.5% vs local median 3.3% in Bayou Cane — 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 (#140 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute 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.
• Zoned schools: Broadmoor Elementary School (math 54% / reading 63%, grade B-, #71 of 646 statewide, top 11%, 612 students, 57% FRL); Evergreen Junior High School (math 21% / reading 46%, grade F, #100 of 218 statewide, top 47%, 699 students, 63% FRL); H. L. Bourgeois High School (math 37% / reading 38%, grade F, #93 of 265 statewide, top 36%, 1,411 students, 55% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 312 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (19%) 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; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,668 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.01% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (median comp): $195,738
• List price: $150,000
• Delta: -23.37%
• 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
155 Magnolia Courtyard	0.34mi	2/2.0 (-1)	1,497 (-0%)	2mo	$185,000	$124	73
704 Collins Dr	0.06mi	3/1.0	1,276 (-15%)	0mo	$154,900	$121	72
816 Funderburk Ave	0.31mi	3/2.0	1,585 (+6%)	3mo	$179,900	$114	70
620 Douglas Dr	0.45mi	3/2.0	1,545 (+3%)	1mo	$150,000	$97	69
109 Tiger Den Dr	0.34mi	3/2.0	1,405 (-6%)	2mo	$206,000	$147	68
625 Douglas Dr	0.47mi	3/2.0	1,449 (-3%)	2mo	$214,000	$148	66
130 Juliana Way	0.59mi	3/2.0	1,418 (-6%)	3mo	$231,500	$163	57
516 Cavaness Dr	0.73mi	3/2.0	1,542 (+3%)	2mo	$205,000	$133	56
273 Rue Reece	0.71mi	3/2.0	1,616 (+8%)	0mo	$299,900	$186	50
316 Louis Dr	0.71mi	3/2.0	1,609 (+7%)	3mo	$215,000	$134	48
414 Cypress Garden Dr	0.64mi	3/2.0	1,689 (+13%)	2mo	$230,000	$136	44
1991 St Louis Canal Rd	0.72mi	3/2.0	1,331 (-11%)	3mo	$189,000	$142	41

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: -23.6%
• Equity multiple: 0.19×
• Total profit: $-33,946
• Equity at exit: $22,365

10-year hold

• IRR: -17.9%
• Equity multiple: 0.01×
• Total profit: $-41,374
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,513 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-155

Break-even live

Break-even rent $1,708

Max offer price $122,668

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-112	+0% $-155	+5% $-197	+10% $-240
Rent	-10% $-274	-5% $-214	+0% $-155	+5% $-95	+10% $-35
Rate	-1.0pp $-79	-0.5pp $-117	base $-155	+0.5pp $-194	+1.0pp $-233

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Greenbriar Dr Houma, LA	2.0	3.0	1300	$1,475	$1.13	45d	1	0.54mi
1803 Martin Luther King Jr Blvd Houma, LA	1.0–2.0	1.0–2.0	814	$1,329	$1.63	45d	23	1.11mi

Listing history 24 events

1. 2026-06-21
   days on market $150,000 Active 153 DOM
2. 2026-06-19
   days on market $150,000 Active 151 DOM
3. 2026-06-18
   days on market $150,000 Active 150 DOM
4. 2026-06-17
   days on market $150,000 Active 149 DOM
5. 2026-06-16
   days on market $150,000 Active 148 DOM
6. 2026-06-15
   days on market $150,000 Active 147 DOM
7. 2026-06-14
   days on market $150,000 Active 145 DOM
8. 2026-06-13
   days on market $150,000 Active 144 DOM
9. 2026-06-10
   days on market $150,000 Active 142 DOM
10. 2026-06-09
    days on market $150,000 Active 141 DOM
11. 2026-06-08
    days on market $150,000 Active 140 DOM
12. 2026-06-07
    days on market $150,000 Active 139 DOM
13. 2026-06-05
    days on market $150,000 Active 136 DOM
14. 2026-06-03
    days on market $150,000 Active 135 DOM
15. 2026-06-02
    days on market $150,000 Active 134 DOM
16. 2026-06-01
    days on market $150,000 Active 133 DOM
17. 2026-05-31
    days on market $150,000 Active 132 DOM
18. 2026-05-30
    days on market $150,000 Active 131 DOM
19. 2026-03-28
    price $160,000 655-char remark

    Show marketing remark (662 chars)

    Major Price Improvement!!! (-$15,000) Great opportunity in Broadmoor Subdivision! This 3-bedroom, 1-bath home sits on a large corner lot and a half with mature oak trees and side access to the backyard—perfect for boat storage. Features include a single carport, screened-in patio, a spacious rear den, storm doors, solar screens, gas stove and three windows units to remain. The second lot has a culvert over the ditch allowing access to the property for additional parking, if needed. Located near schools and shopping, this property needs a little TLC but is ideal as a starter home, rental investment, or downsizing option. Call for your appointment!

20. 2026-03-28
    price $160,000 662-char remark

    Show marketing remark (662 chars)

    Major Price Improvement!!! (-$15,000) Great opportunity in Broadmoor Subdivision! This 3-bedroom, 1-bath home sits on a large corner lot and a half with mature oak trees and side access to the backyard—perfect for boat storage. Features include a single carport, screened-in patio, a spacious rear den, storm doors, solar screens, gas stove and three windows units to remain. The second lot has a culvert over the ditch allowing access to the property for additional parking, if needed. Located near schools and shopping, this property needs a little TLC but is ideal as a starter home, rental investment, or downsizing option. Call for your appointment!

21. 2026-02-12
    price $175,000 655-char remark

    Show marketing remark (662 chars)

    Major Price Improvement!!! (-$15,000) Great opportunity in Broadmoor Subdivision! This 3-bedroom, 1-bath home sits on a large corner lot and a half with mature oak trees and side access to the backyard—perfect for boat storage. Features include a single carport, screened-in patio, a spacious rear den, storm doors, solar screens, gas stove and three windows units to remain. The second lot has a culvert over the ditch allowing access to the property for additional parking, if needed. Located near schools and shopping, this property needs a little TLC but is ideal as a starter home, rental investment, or downsizing option. Call for your appointment!

22. 2026-02-12
    price $175,000 662-char remark

    Show marketing remark (662 chars)

    Major Price Improvement!!! (-$15,000) Great opportunity in Broadmoor Subdivision! This 3-bedroom, 1-bath home sits on a large corner lot and a half with mature oak trees and side access to the backyard—perfect for boat storage. Features include a single carport, screened-in patio, a spacious rear den, storm doors, solar screens, gas stove and three windows units to remain. The second lot has a culvert over the ditch allowing access to the property for additional parking, if needed. Located near schools and shopping, this property needs a little TLC but is ideal as a starter home, rental investment, or downsizing option. Call for your appointment!

23. 2026-01-20
    listed $185,000 Active 662-char remark

    Show marketing remark (662 chars)

    Major Price Improvement!!! (-$15,000) Great opportunity in Broadmoor Subdivision! This 3-bedroom, 1-bath home sits on a large corner lot and a half with mature oak trees and side access to the backyard—perfect for boat storage. Features include a single carport, screened-in patio, a spacious rear den, storm doors, solar screens, gas stove and three windows units to remain. The second lot has a culvert over the ditch allowing access to the property for additional parking, if needed. Located near schools and shopping, this property needs a little TLC but is ideal as a starter home, rental investment, or downsizing option. Call for your appointment!

24. 2026-01-19
    listed $185,000 Active 655-char remark

    Show marketing remark (655 chars)

    Major Price Improvement!!! (-$15,000) Great opportunity in Broadmoor Subdivision! This 3-bedroom, 1-bath home sits on a large corner lot and a half with mature oak trees and side access to the backyard--perfect for boat storage. Features include a single carport, screened-in patio, a spacious rear den, storm doors, solar screens, gas stove and three windows units to remain. The second lot has a culvert over the ditch allowing access to the property for additional parking, if needed. Located near schools and shopping, this property needs a little TLC but is ideal as a starter home, rental investment, or downsizing option. Call for your appointment!

ⓘ 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: $887 · $74/mo
• Projected year-2 tax: $887 · $74/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 · 96% 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: $18,150
• − Mortgage interest: −$8,402
• − Property taxes: −$887
• − Insurance: −$5,868
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$4,364
• Taxable loss: −$4,276
• Est. tax savings @ 24.0%: +$1,026
• After-tax cash flow: $-830/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 — Bayou Cane

• Score: 65/100
• State rank: #140
• US rank: #12522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayou Cane, LA
• County: Terrebonne Parish · 57,290 people
• 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

-13.5% since first listed

6 events — show timeline

• 2026-03-28 Price Changed $160,000 AcadianaMLS
• 2026-03-28 Price Changed $160,000 GBRMLS
• 2026-02-12 Price Changed $175,000 AcadianaMLS
• 2026-02-12 Price Changed $175,000 GBRMLS
• 2026-01-20 Listed $185,000 GBRMLS
• 2026-01-19 Listed $185,000 AcadianaMLS

Property tax history

+15.4%/yr

Latest (2025): $887 · -1.7% YoY. Source: county tax records.