421 Louise St · Houma, LA 70363

$63,000

3 bd · 1.5 ba · 950 sqft · Other · 21 Days on market

Built 1988 Poor condition 7,204 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 +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! This property is in poor condition and will require significant repairs, including roof damage and flooring repairs, making it well-suited for experienced investors or renovation specialists. Great opportunity to restore, renovate, or add to your investment portfolio. Property sold as-is with seller making no repairs.

Key facts

• 7,204 sq ft lot
• Parking
• Built 1988

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story property; Raised foundation; Shingle roof
• Construction: Raised foundation; Shingle roof
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 60 x 120

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 8 rooms; Property listed in poor condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $63k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $62k (1.5% 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.
• Zoned schools: Honduras Elementary School (math 27% / reading 42%, grade F, #284 of 646 statewide, top 46%, 281 students, 71% FRL); Oaklawn Middle School (math 18% / reading 37%, grade F, #127 of 218 statewide, top 60%, 587 students, 66% FRL); Ellender Memorial High School (math 27% / reading 28%, grade F, #133 of 265 statewide, top 51%, 868 students, 63% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 206 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $436 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $62,055 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.90% ✓
• Cap rate: 16.69%
• Cash-on-cash: 37.14%
• DSCR: 2.65
• GRM: 4.4

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: 33.0%
• Equity multiple: 2.39×
• Total profit: $24,562
• Equity at exit: $9,394

10-year hold

• IRR: 40.0%
• Equity multiple: 4.75×
• Total profit: $66,151
• Equity at exit: $5,447

Cash invested: $17,640 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$330
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $546

Break-even live

Break-even rent $507

Max offer price $63,000

Occupancy floor 49%

Sensitivity live

Price	-10% $582	-5% $564	+0% $546	+5% $528	+10% $510
Rent	-10% $451	-5% $499	+0% $546	+5% $593	+10% $641
Rate	-1.0pp $578	-0.5pp $562	base $546	+0.5pp $530	+1.0pp $513

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Chateau Ct Houma, LA	2.0	2.5	988	$1,262	$1.28	45d	5	0.57mi
810 Saadi St Houma, LA	2.0	1.0	754	$1,300	$1.72	45d	3	0.57mi
211 Saint Malo St Houma, LA	3.0	1.0	951	$1,050	$1.10	45d	1	0.59mi
885 High St Houma, LA	2.0	1.0	801	$1,100	$1.37	45d	1	0.61mi
179 Garnet St Unit B Houma, LA	3.0	1.0	1100	$1,200	$1.09	45d	1	0.73mi
1300 Laban Ave Houma, LA	1.0–3.0	1.0–1.5	896	$1,347	$1.50	45d	41	0.82mi
1140 Church St Unit B Houma, LA	2.0	1.0	1000	$1,150	$1.15	45d	1	1.18mi

Listing history 17 events

1. 2026-06-21
   days on market $63,000 Active 21 DOM
2. 2026-06-19
   days on market $63,000 Active 19 DOM
3. 2026-06-18
   days on market $63,000 Active 18 DOM
4. 2026-06-17
   days on market $63,000 Active 17 DOM
5. 2026-06-16
   days on market $63,000 Active 16 DOM
6. 2026-06-15
   days on market $63,000 Active 15 DOM
7. 2026-06-14
   days on market $63,000 Active 13 DOM
8. 2026-06-13
   days on market $63,000 Active 12 DOM
9. 2026-06-10
   days on market $63,000 Active 10 DOM
10. 2026-06-09
    days on market $63,000 Active 9 DOM
11. 2026-06-08
    days on market $63,000 Active 8 DOM
12. 2026-06-07
    days on market $63,000 Active 7 DOM
13. 2026-06-05
    days on market $63,000 Active 4 DOM
14. 2026-06-03
    days on market $63,000 Active 3 DOM
15. 2026-06-02
    days on market $63,000 Active 2 DOM
16. 2026-06-01
    remarks 337-char remark
17. 2026-06-01
    listed $63,000 Active 1 DOM

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $526 · $44/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,376
• − Mortgage interest: −$3,529
• − Property taxes: −$526
• − Insurance: −$315
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$1,833
• Taxable income: $5,873
• Est. tax owed @ 24.0%: −$1,410
• After-tax cash flow: $5,142/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.

Condition & rehab AI · 7 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations, including a new roof, kitchen and bathroom updates, and exterior painting. Significant investment is needed to restore it to a livable condition.

Repairs flagged

• Major Kitchen ceiling — Exposed and damaged
• Major Kitchen cabinets — Missing
• Major Kitchen flooring — Damaged
• Major Bathroom ceiling — Exposed and damaged
• Major Bathroom fixtures — Missing
• Major Roof — Significant damage
• Major Exterior siding — Peeling paint
• Major Exterior paint — Peeling

Value-add opportunities

• Both New roof — Critical to safety and appearance
• Both New kitchen cabinets and flooring — Essential for functionality and aesthetics
• Both New bathroom fixtures and ceiling — Improves functionality and appearance
• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen ceiling · Exposed and damaged	Major	$15,000–50,000
Kitchen cabinets · Missing	Major	$15,000–50,000
Kitchen flooring · Damaged	Major	$15,000–50,000
Bathroom ceiling · Exposed and damaged	Major	$15,000–50,000
Bathroom fixtures · Missing	Major	$15,000–50,000
Roof · Significant damage	Major	$15,000–50,000
Exterior siding · Peeling paint	Major	$15,000–50,000
Exterior paint · Peeling	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both New roof — Critical to safety and appearance ↑
• Both New kitchen cabinets and flooring — Essential for functionality and aesthetics ↑
• Both New bathroom fixtures and ceiling — Improves functionality and appearance ↑
• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-31 Listed $63,000 AcadianaMLS
• 2026-05-31 Listed $63,000 GSREIN

Property tax history

+2.1%/yr

Latest (2025): $526 · -2.3% YoY. Source: county tax records.