248 South French Quarter Dr · Bayou Cane, LA 70364

$169,000

3 bd · 2.5 ba · 1,900 sqft · SingleFamily public records · 105 Days on market

Built 1992 2,613 sqft lot Est $200k · 15% under

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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 +19.3/30.0
• ARV discount +14.4/15.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• 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

SELLER IS MOTIVATED! Located in Bayou Terrebonne Estates you will find this well-maintained 3 bedroom, 2/5 bath townhome. This home has a large living/dining area with cathedral ceilings and a wood burning fireplace that adds warmth to the home's character. The kitchen includes all stainless steel appliances, granite countertops, and solid wood cabinets. A privacy fence encloses the entire backyard yard which boasts a covered cement patio. The main bedroom and ensuite bath are located on the 1st floor. All three bedrooms have large closets. This home is located in flood zone X so flood insurance is not required. It is also within walking distance to the parade route. Call to schedule your showing today.

Key facts

• Solid wood cabinets
• Covered cement patio
• Privacy fence

Tags

• WOOD BURNING FIREPLACE
• STAINLESS STEEL APPLIANCES
• SOLID WOOD CABINETS
• PRIVACY FENCE
• COVERED CEMENT PATIO
• FLOOD ZONE X

Property features AI

Exterior

• Parking: 2 parking spaces; Open parking available
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; 2 stories; Residential property
• Construction: Aluminum siding; Slab foundation
• Exterior features: Lot dimensions approximately 26 x 98; Subdivision: Bayou Terrebonne Estates; Located off West Park Avenue

Interior

• Kitchen: Range; Oven; Dishwasher; Garbage disposal; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (4.7% below list).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: schools F, 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 18y 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

• Climate carrying-cost: moderate flood risk; 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 $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.95% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $199,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Highland Dr	0.32mi	3/2.0	1,925 (+1%)	2mo	$175,000	$91	80
5067 W Park Ave	0.20mi	4/1.5 (+1)	1,812 (-5%)	3mo	$151,000	$83	71
6855 West Main St	0.22mi	4/2.0 (+1)	1,940 (+2%)	13mo	$85,000	$44	68
6541 West Park Ave	0.66mi	3/3.0	1,915 (+1%)	4mo	$275,000	$144	63
6728 Willie Lou Ave	0.51mi	3/2.0	1,870 (-2%)	13mo	$195,000	$104	61
165 Derusso St	0.43mi	4/2.5 (+1)	1,989 (+5%)	8mo	$309,000	$155	60
123 Wayne Ave	0.45mi	4/2.0 (+1)	2,005 (+6%)	4mo	$129,900	$65	60
213 Westview Dr	0.64mi	3/2.0	1,817 (-4%)	4mo	$168,000	$92	58
127 Westview Dr	0.62mi	4/2.0 (+1)	1,706 (-10%)	2mo	$225,000	$132	46
7054 Park Ave	0.42mi	3/2.0	1,640 (-14%)	15mo	$173,000	$105	43
218 Harding Dr	0.73mi	4/2.0 (+1)	1,860 (-2%)	15mo	$234,900	$126	43
713 Highland Dr	0.58mi	4/2.0 (+1)	1,700 (-10%)	7mo	$189,000	$111	42

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: 0.67×
• Total profit: $-15,646
• Equity at exit: $25,198

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,422
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,610 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $185

Break-even live

Break-even rent $1,377

Max offer price $169,000

Occupancy floor 84%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Belmere Luxury Ct Houma, LA	1.0–3.0	1.0–2.0	1076	$1,645	$1.53	44d	27	0.97mi
100 Cameron Isles Ct Houma, LA	1.0–3.0	1.0–2.0	1115	$1,635	$1.47	44d	14	1.44mi
461 S Hollywood Rd Houma, LA	1.0–3.0	1.0–2.0	1140	$1,575	$1.38	44d	17	1.47mi

Listing history 43 events

1. 2026-06-19
   days on market $169,000 Active 105 DOM
2. 2026-06-18
   days on market $169,000 Active 104 DOM
3. 2026-06-17
   days on market $169,000 Active 103 DOM
4. 2026-06-16
   days on market $169,000 Active 102 DOM
5. 2026-06-15
   days on market $169,000 Active 101 DOM
6. 2026-06-14
   days on market $169,000 Active 99 DOM
7. 2026-06-13
   days on market $169,000 Active 98 DOM
8. 2026-06-10
   days on market $169,000 Active 96 DOM
9. 2026-06-09
   days on market $169,000 Active 95 DOM
10. 2026-06-08
    days on market $169,000 Active 94 DOM
11. 2026-06-07
    days on market $169,000 Active 93 DOM
12. 2026-06-05
    days on market $169,000 Active 90 DOM
13. 2026-06-03
    days on market $169,000 Active 89 DOM
14. 2026-06-02
    days on market $169,000 Active 88 DOM
15. 2026-06-01
    days on market $169,000 Active 87 DOM
16. 2026-05-31
    days on market $169,000 Active 86 DOM
17. 2026-05-30
    days on market $169,000 Active 85 DOM
18. 2026-05-17
    status Active 712-char remark

    Show marketing remark (712 chars)

    SELLER IS MOTIVATED! Located in Bayou Terrebonne Estates you will find this well-maintained 3 bedroom, 2/5 bath townhome. This home has a large living/dining area with cathedral ceilings and a wood burning fireplace that adds warmth to the home's character. The kitchen includes all stainless steel appliances, granite countertops, and solid wood cabinets. A privacy fence encloses the entire backyard yard which boasts a covered cement patio. The main bedroom and ensuite bath are located on the 1st floor. All three bedrooms have large closets. This home is located in flood zone X so flood insurance is not required. It is also within walking distance to the parade route. Call to schedule your showing today.

19. 2026-05-17
    status Active

    Show marketing remark (712 chars)

    SELLER IS MOTIVATED! Located in Bayou Terrebonne Estates you will find this well-maintained 3 bedroom, 2/5 bath townhome. This home has a large living/dining area with cathedral ceilings and a wood burning fireplace that adds warmth to the home's character. The kitchen includes all stainless steel appliances, granite countertops, and solid wood cabinets. A privacy fence encloses the entire backyard yard which boasts a covered cement patio. The main bedroom and ensuite bath are located on the 1st floor. All three bedrooms have large closets. This home is located in flood zone X so flood insurance is not required. It is also within walking distance to the parade route. Call to schedule your showing today.

20. 2026-04-29
    status Pending 712-char remark

    Show marketing remark (712 chars)

    SELLER IS MOTIVATED! Located in Bayou Terrebonne Estates you will find this well-maintained 3 bedroom, 2/5 bath townhome. This home has a large living/dining area with cathedral ceilings and a wood burning fireplace that adds warmth to the home's character. The kitchen includes all stainless steel appliances, granite countertops, and solid wood cabinets. A privacy fence encloses the entire backyard yard which boasts a covered cement patio. The main bedroom and ensuite bath are located on the 1st floor. All three bedrooms have large closets. This home is located in flood zone X so flood insurance is not required. It is also within walking distance to the parade route. Call to schedule your showing today.

21. 2026-04-29
    status Pending

    Show marketing remark (712 chars)

    SELLER IS MOTIVATED! Located in Bayou Terrebonne Estates you will find this well-maintained 3 bedroom, 2/5 bath townhome. This home has a large living/dining area with cathedral ceilings and a wood burning fireplace that adds warmth to the home's character. The kitchen includes all stainless steel appliances, granite countertops, and solid wood cabinets. A privacy fence encloses the entire backyard yard which boasts a covered cement patio. The main bedroom and ensuite bath are located on the 1st floor. All three bedrooms have large closets. This home is located in flood zone X so flood insurance is not required. It is also within walking distance to the parade route. Call to schedule your showing today.

22. 2026-04-08
    price $169,000 712-char remark

    Show marketing remark (712 chars)

    SELLER IS MOTIVATED! Located in Bayou Terrebonne Estates you will find this well-maintained 3 bedroom, 2/5 bath townhome. This home has a large living/dining area with cathedral ceilings and a wood burning fireplace that adds warmth to the home's character. The kitchen includes all stainless steel appliances, granite countertops, and solid wood cabinets. A privacy fence encloses the entire backyard yard which boasts a covered cement patio. The main bedroom and ensuite bath are located on the 1st floor. All three bedrooms have large closets. This home is located in flood zone X so flood insurance is not required. It is also within walking distance to the parade route. Call to schedule your showing today.

23. 2026-04-08
    price $169,000

    Show marketing remark (712 chars)

    SELLER IS MOTIVATED! Located in Bayou Terrebonne Estates you will find this well-maintained 3 bedroom, 2/5 bath townhome. This home has a large living/dining area with cathedral ceilings and a wood burning fireplace that adds warmth to the home's character. The kitchen includes all stainless steel appliances, granite countertops, and solid wood cabinets. A privacy fence encloses the entire backyard yard which boasts a covered cement patio. The main bedroom and ensuite bath are located on the 1st floor. All three bedrooms have large closets. This home is located in flood zone X so flood insurance is not required. It is also within walking distance to the parade route. Call to schedule your showing today.

24. 2026-02-16
    listed $174,000 Active

    Show marketing remark (712 chars)

    SELLER IS MOTIVATED! Located in Bayou Terrebonne Estates you will find this well-maintained 3 bedroom, 2/5 bath townhome. This home has a large living/dining area with cathedral ceilings and a wood burning fireplace that adds warmth to the home's character. The kitchen includes all stainless steel appliances, granite countertops, and solid wood cabinets. A privacy fence encloses the entire backyard yard which boasts a covered cement patio. The main bedroom and ensuite bath are located on the 1st floor. All three bedrooms have large closets. This home is located in flood zone X so flood insurance is not required. It is also within walking distance to the parade route. Call to schedule your showing today.

25. 2026-02-16
    listed $174,000 Active 712-char remark

    Show marketing remark (712 chars)

    SELLER IS MOTIVATED! Located in Bayou Terrebonne Estates you will find this well-maintained 3 bedroom, 2/5 bath townhome. This home has a large living/dining area with cathedral ceilings and a wood burning fireplace that adds warmth to the home's character. The kitchen includes all stainless steel appliances, granite countertops, and solid wood cabinets. A privacy fence encloses the entire backyard yard which boasts a covered cement patio. The main bedroom and ensuite bath are located on the 1st floor. All three bedrooms have large closets. This home is located in flood zone X so flood insurance is not required. It is also within walking distance to the parade route. Call to schedule your showing today.

26. 2025-01-17
    historical $1,450
27. 2025-01-04
    listed $1,450
28. 2025-01-03
    listed $199,500 Active
29. 2024-12-05
    historical
30. 2024-11-21
    price $197,500
31. 2024-11-21
    price $197,500
32. 2024-10-19
    price $198,000
33. 2024-10-19
    price $198,000
34. 2024-06-13
    listed $219,000 Active
35. 2024-06-13
    listed $219,000 Active
36. 2019-04-15
    soldstatus
37. 2018-08-23
    listed $159,900
38. 2018-08-23
    listed $159,900
39. 2018-08-23
    listed $159,900
40. 2018-08-23
    listed $1,200
41. 2009-04-24
    soldstatus $165,000
42. 2008-10-19
    listed $179,000
43. 2000-09-29
    soldstatus $121,500

ⓘ 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: $1,571 · $131/mo
• Projected year-2 tax: $1,571 · $131/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 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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: $19,326
• − Mortgage interest: −$9,467
• − Property taxes: −$1,571
• − Insurance: −$845
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$4,916
• Taxable loss: −$565
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $2,352/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

+39.1% since first listed

26 events — show timeline

• 2026-05-17 Relisted — AcadianaMLS
• 2026-05-17 Relisted — GBRMLS
• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Pending — GBRMLS
• 2026-04-08 Price Changed $169,000 AcadianaMLS
• 2026-04-08 Price Changed $169,000 GBRMLS
• 2026-02-16 Listed $174,000 GBRMLS
• 2026-02-16 Listed $174,000 AcadianaMLS
• 2025-01-17 Rental Removed $1,450 GSREIN
• 2025-01-04 Listed for Rent $1,450 GSREIN
• 2025-01-03 Listed $199,500 AcadianaMLS
• 2024-12-05 Delisted — GBRMLS
• 2024-11-21 Price Changed $197,500 GBRMLS
• 2024-11-21 Price Changed $197,500 AcadianaMLS
• 2024-10-19 Price Changed $198,000 GBRMLS
• 2024-10-19 Price Changed $198,000 AcadianaMLS
• 2024-06-13 Listed $219,000 GBRMLS
• 2024-06-13 Listed $219,000 AcadianaMLS
• 2019-04-15 Sold (MLS) — GBRMLS
• 2018-08-23 Listed $1,200 GBRMLS
• 2018-08-23 Listed $159,900 AcadianaMLS
• 2018-08-23 Listed $159,900 AcadianaMLS
• 2018-08-23 Listed $159,900 GBRMLS
• 2009-04-24 Sold (Public Records) $165,000 Public Records
• 2008-10-19 Listed $179,000 AcadianaMLS
• 2000-09-29 Sold (Public Records) $121,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,571 · -1.7% YoY. Source: county tax records.