203 Santa Monica Dr · Houma, LA 70363

$75,000

3 bd · 2.0 ba · 1,190 sqft · Manufactured · 357 Days on market

Built 2021 7,840 sqft 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
• 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

BRING ALL OFFERS !! LOT FENCED WITH BLACK ALUMINUM AND ELECTRIC GATE. VINYL FLOORS, NEW CENTRAL AIR AND WINDOW UNITS.

Key facts

• Black aluminum
• Electric gate
• Vinyl floors

Tags

• LOT FENCED
• BLACK ALUMINUM
• ELECTRIC GATE
• VINYL FLOORS
• NEW CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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: 206 active listings in the ZIP; 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $75k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.85% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.29%
• DSCR: 2.66
• GRM: 4.5

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $2,485
• Equity at exit: $11,183

10-year hold

• IRR: 12.8%
• Equity multiple: 2.03×
• Total profit: $21,673
• Equity at exit: $6,485

Cash invested: $21,000 (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 70363

• Active inventory: 206
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $226

Break-even live

Break-even rent $1,102

Max offer price $75,000

Occupancy floor 79%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $75,000 Active 357 DOM
2. 2026-06-18
   days on market $75,000 Active 356 DOM
3. 2026-06-17
   days on market $75,000 Active 355 DOM
4. 2026-06-16
   days on market $75,000 Active 354 DOM
5. 2026-06-15
   days on market $75,000 Active 353 DOM
6. 2026-06-14
   days on market $75,000 Active 351 DOM
7. 2026-06-13
   days on market $75,000 Active 350 DOM
8. 2026-06-10
   days on market $75,000 Active 348 DOM
9. 2026-06-09
   days on market $75,000 Active 347 DOM
10. 2026-06-08
    days on market $75,000 Active 346 DOM
11. 2026-06-07
    days on market $75,000 Active 345 DOM
12. 2026-06-05
    days on market $75,000 Active 342 DOM
13. 2026-06-03
    days on market $75,000 Active 341 DOM
14. 2026-06-02
    days on market $75,000 Active 340 DOM
15. 2026-06-01
    days on market $75,000 Active 339 DOM
16. 2026-05-31
    days on market $75,000 Active 338 DOM
17. 2026-05-30
    days on market $75,000 Active 337 DOM
18. 2026-05-09
    price $75,000 117-char remark

    Show marketing remark (117 chars)

    BRING ALL OFFERS !! LOT FENCED WITH BLACK ALUMINUM AND ELECTRIC GATE. VINYL FLOORS, NEW CENTRAL AIR AND WINDOW UNITS.

19. 2026-05-09
    price $75,000 117-char remark

    Show marketing remark (117 chars)

    BRING ALL OFFERS !! LOT FENCED WITH BLACK ALUMINUM AND ELECTRIC GATE. VINYL FLOORS, NEW CENTRAL AIR AND WINDOW UNITS.

20. 2026-03-31
    price $80,000 117-char remark

    Show marketing remark (117 chars)

    BRING ALL OFFERS !! LOT FENCED WITH BLACK ALUMINUM AND ELECTRIC GATE. VINYL FLOORS, NEW CENTRAL AIR AND WINDOW UNITS.

21. 2026-03-31
    price $80,000 117-char remark

    Show marketing remark (117 chars)

    BRING ALL OFFERS !! LOT FENCED WITH BLACK ALUMINUM AND ELECTRIC GATE. VINYL FLOORS, NEW CENTRAL AIR AND WINDOW UNITS.

22. 2025-06-24
    listed $85,000 Active 117-char remark

    Show marketing remark (117 chars)

    BRING ALL OFFERS !! LOT FENCED WITH BLACK ALUMINUM AND ELECTRIC GATE. VINYL FLOORS, NEW CENTRAL AIR AND WINDOW UNITS.

23. 2025-06-24
    listed $85,000 Active 117-char remark

    Show marketing remark (117 chars)

    BRING ALL OFFERS !! LOT FENCED WITH BLACK ALUMINUM AND ELECTRIC GATE. VINYL FLOORS, NEW CENTRAL AIR AND WINDOW UNITS.

24. 2018-06-30
    listed $45,000
25. 2018-06-30
    listed $45,000
26. 2007-04-19
    soldstatus $32,000
27. 1997-03-20
    soldstatus $30,000

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: +$180/yr (+$15/mo · 77.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% 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: $16,657
• − Mortgage interest: −$4,201
• − Property taxes: −$233
• − Insurance: −$5,494
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$2,182
• Taxable income: $1,883
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $2,261/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

• City population: 57,290
• Population (ZIP): 24,668

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Black 22% Hispanic / Latino 9% Two or more races 8% Native American 8%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 16% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 4%

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: ▼ -99.27%
• Current HPI: 91.3914
• 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

+150.0% since first listed

10 events — show timeline

• 2026-05-09 Price Changed $75,000 AcadianaMLS
• 2026-05-09 Price Changed $75,000 GBRMLS
• 2026-03-31 Price Changed $80,000 AcadianaMLS
• 2026-03-31 Price Changed $80,000 GBRMLS
• 2025-06-24 Listed $85,000 GBRMLS
• 2025-06-24 Listed $85,000 AcadianaMLS
• 2018-06-30 Listed $45,000 AcadianaMLS
• 2018-06-30 Listed $45,000 GBRMLS
• 2007-04-19 Sold (Public Records) $32,000 Public Records
• 1997-03-20 Sold (Public Records) $30,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $233 · +5.7% YoY. Source: county tax records.