7433 Park Ave · Houma, LA 70364

$46,500

4 bd · 2.0 ba · 1,550 sqft · SingleFamily · 13 Days on market

Built 1950 10,454 sqft lot ↓ 11% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Conveniently located Central Houma 4 bedroom 2 bath with attached garage and fenced 62 x 165 lot. Oversized interior rooms with dining area off kitchen and covered screed patio. Some photos have been AI staged for illustration purposes only. Furnishings not provided as part of sale.

Key facts

• 0.24 acre lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Garage (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Block construction; Composition roof; Built on a 0.24-acre lot (approx. 62 x 165 x 167 x 62)
• Exterior features: Enclosed patio/porch; Full chain-link fencing

Interior

• Flooring: Tile; Wood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Central heating with forced air and natural gas
• Interior features: Tile, wood, and vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $46k).
• Cap rate 29.0% 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: 311 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $321 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — 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 $46,500

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 3.31% ✓
• Cap rate: 29.04%
• Cash-on-cash: 81.24%
• DSCR: 4.61
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $179,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Adoue St	0.30mi	3/2.0 (-1)	1,554 (+0%)	4mo	$62,000	$40	77
230 Morrison Ave	0.31mi	3/2.0 (-1)	1,591 (+3%)	1mo	$197,000	$124	76
115 Polk St	0.11mi	3/2.0 (-1)	1,446 (-7%)	5mo	$120,000	$83	74
211 Central Ave	0.42mi	3/2.0 (-1)	1,625 (+5%)	4mo	$149,900	$92	64
215 Levron St	0.40mi	3/2.0 (-1)	1,445 (-7%)	4mo	$75,000	$52	62
212 Pear St	0.60mi	3/2.0 (-1)	1,551 (+0%)	8mo	$189,000	$122	60
126 Burkwall Dr	0.54mi	3/2.0 (-1)	1,450 (-6%)	6mo	$199,000	$137	54
248 T Leigh Dr	0.49mi	3/2.0 (-1)	1,391 (-10%)	3mo	$162,000	$116	53
217 Birch Ave	0.66mi	3/2.0 (-1)	1,720 (+11%)	3mo	$225,000	$131	44
249 J Patrick Dr	0.55mi	3/2.0 (-1)	1,322 (-15%)	5mo	$220,000	$166	41
115 Suthon Ave	0.67mi	3/1.5 (-1)	1,712 (+10%)	7mo	$188,000	$110	38
527 Maple Ave	0.65mi	3/2.0 (-1)	1,750 (+13%)	7mo	$169,900	$97	38

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: 75.0%
• Equity multiple: 4.41×
• Total profit: $44,444
• Equity at exit: $6,933

10-year hold

• IRR: 78.8%
• Equity multiple: 9.13×
• Total profit: $105,831
• Equity at exit: $4,020

Cash invested: $13,020 (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: 311
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$244
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$19
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $815

Break-even live

Break-even rent $507

Max offer price $46,500

Occupancy floor 42%

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: $11,625
• Closing costs: $1,395
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 Wood St Houma, LA	3.0	2.0	1534	$1,300	$0.85	43d	1	0.85mi
735 A School St Unit A Houma, LA	3.0	2.0	1450	$1,600	$1.10	43d	1	0.86mi
179 Garnet St Unit B Houma, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	1.15mi

Listing history 3 events

1. 2026-05-15
   listed $46,500 Active

   Show marketing remark (283 chars)

   Conveniently located Central Houma 4 bedroom 2 bath with attached garage and fenced 62 x 165 lot. Oversized interior rooms with dining area off kitchen and covered screed patio. Some photos have been AI staged for illustration purposes only. Furnishings not provided as part of sale.

2. 2026-05-15
   listed $46,500 Active 283-char remark

   Show marketing remark (283 chars)

   Conveniently located Central Houma 4 bedroom 2 bath with attached garage and fenced 62 x 165 lot. Oversized interior rooms with dining area off kitchen and covered screed patio. Some photos have been AI staged for illustration purposes only. Furnishings not provided as part of sale.

3. 1991-07-30
   soldstatus $52,000

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $854 · $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 7/10 Severe FEMA zone X (shaded) · 95% 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: $18,468
• − Mortgage interest: −$2,605
• − Property taxes: −$854
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$1,353
• Taxable income: $9,672
• Est. tax owed @ 24.0%: −$2,321
• After-tax cash flow: $7,458/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

-10.6% since first listed

3 events — show timeline

• 2026-05-15 Listed $46,500 AcadianaMLS
• 2026-05-15 Listed $46,500 GBRMLS
• 1991-07-30 Sold (Public Records) $52,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $854 · -2.3% YoY. Source: county tax records.