212 Brooklyn Ave · Houma, LA 70364

$70,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 91 Days on market

Built 1951 5,227 sqft lot $63/sqft · 44% below area Est $138k · 49% under ↓ 22% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

INVESTOR ALERT - This house was BUILT TO LAST ! Hand Constructed with CONCRETE material by the original owner; and has remained in the family since. 2 Bedroom, 1 Bath, Plus an additional unfinished 10 x 20 Room (some plumbing). Recent replacements/repairs include : Roof, HVAC, Bathroom, Plumbing, Breaker Box, Floor Joist and Subfloor in Kitchen-Dining... area, screened in front Patio. Cyclone Fence and driveway gate encompass the entire property. Sub-surface drainage and a 154 sq ft storage building were also added.

Key facts

• Driveway gate
• Cyclone fence
• Hand constructed

Tags

• HAND CONSTRUCTED
• CONCRETE MATERIAL
• SCREENED IN FRONT PATIO
• CYCLONE FENCE
• DRIVEWAY GATE
• SUB SURFACE DRAINAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: 312 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $484 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.76% ✓
• Cap rate: 15.57%
• Cash-on-cash: 33.12%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

• ARV (median comp): $138,054
• List price: $70,000
• Delta: -49.30%
• 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
211 Prince Collins St	0.14mi	3/1.5 (+1)	1,088 (-1%)	4mo	$21,500	$20	80
247 Mckinley St	0.07mi	2/2.0	1,061 (-4%)	7mo	$145,000	$137	80
635 Wilson Ave	0.62mi	2/2.0	1,095 (-1%)	4mo	$169,000	$154	62
306/308 Bond St	0.64mi	3/1.0 (+1)	1,118 (+1%)	6mo	$30,000	$27	58
7323 Park Ave	0.48mi	2/1.0	1,208 (+9%)	9mo	$69,500	$58	54
226 Cherry St	0.40mi	2/2.0	957 (-13%)	2mo	$70,000	$73	54
703 Duval Ave	0.64mi	3/1.0 (+1)	1,145 (+4%)	7mo	$125,000	$109	53
315 Gouaux Ave	0.43mi	3/1.5 (+1)	1,004 (-9%)	8mo	$162,000	$161	52
431 Columbus St	0.45mi	3/1.0 (+1)	982 (-11%)	6mo	$115,000	$117	51
204 Williams Ave	0.56mi	2/1.0	1,002 (-9%)	9mo	$115,000	$115	51
825 School St	0.72mi	2/1.0	1,005 (-9%)	9mo	$165,100	$164	44
231 J Patrick Dr	0.73mi	3/2.0 (+1)	1,262 (+14%)	1mo	$213,000	$169	32

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: 28.3%
• Equity multiple: 2.18×
• Total profit: $23,099
• Equity at exit: $10,437

10-year hold

• IRR: 35.7%
• Equity multiple: 4.29×
• Total profit: $64,433
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$367
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $541

Break-even live

Break-even rent $551

Max offer price $70,000

Occupancy floor 51%

Sensitivity live

Price	-10% $581	-5% $561	+0% $541	+5% $521	+10% $501
Rent	-10% $443	-5% $492	+0% $541	+5% $590	+10% $639
Rate	-1.0pp $576	-0.5pp $559	base $541	+0.5pp $523	+1.0pp $504

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
735 A School St Unit A Houma, LA	3.0	2.0	1450	$1,600	$1.10	45d	1	0.66mi
624 Gabasse St Unit 1 Houma, LA	1.0	1.0	750	$975	$1.30	45d	1	0.72mi
1140 Church St Unit B Houma, LA	2.0	1.0	1000	$1,150	$1.15	45d	1	0.77mi
179 Garnet St Unit B Houma, LA	3.0	1.0	1100	$1,200	$1.09	45d	1	0.90mi
110 Marcel Ln Unit A Houma, LA	2.0	1.0	908	$1,350	$1.49	45d	1	0.91mi
885 High St Houma, LA	2.0	1.0	801	$1,100	$1.37	45d	1	0.92mi
208 Monarch Dr Unit 103-A Houma, LA	2.0	1.0	775	$1,000	$1.29	45d	1	0.94mi
108 Marcel Ln Unit B Houma, LA	2.0	1.0	908	$1,350	$1.49	45d	1	0.95mi
810 Saadi St Houma, LA	2.0	1.0	754	$1,300	$1.72	45d	3	1.29mi

Listing history 28 events

1. 2026-06-21
   days on market $70,000 Active 91 DOM
2. 2026-06-19
   days on market $70,000 Active 89 DOM
3. 2026-06-18
   days on market $70,000 Active 88 DOM
4. 2026-06-17
   days on market $70,000 Active 87 DOM
5. 2026-06-16
   days on market $70,000 Active 86 DOM
6. 2026-06-15
   days on market $70,000 Active 85 DOM
7. 2026-06-14
   days on market $70,000 Active 83 DOM
8. 2026-06-13
   days on market $70,000 Active 82 DOM
9. 2026-06-10
   days on market $70,000 Active 80 DOM
10. 2026-06-09
    days on market $70,000 Active 79 DOM
11. 2026-06-08
    days on market $70,000 Active 78 DOM
12. 2026-06-07
    days on market $70,000 Active 77 DOM
13. 2026-06-05
    days on market $70,000 Active 74 DOM
14. 2026-06-03
    days on market $70,000 Active 73 DOM
15. 2026-06-02
    days on market $70,000 Active 72 DOM
16. 2026-06-01
    days on market $70,000 Active 71 DOM
17. 2026-05-31
    days on market $70,000 Active 70 DOM
18. 2026-05-30
    days on market $70,000 Active 69 DOM
19. 2026-05-11
    price $70,000 521-char remark

    Show marketing remark (523 chars)

    INVESTOR ALERT - This house was BUILT TO LAST ! Hand Constructed with CONCRETE material by the original owner; and has remained in the family since. 2 Bedroom, 1 Bath, Plus an additional unfinished 10 x 20 Room (some plumbing). Recent replacements/repairs include : Roof, HVAC, Bathroom, Plumbing, Breaker Box, Floor Joist and Subfloor in Kitchen-Dining. .. area, screened in front Patio. Cyclone Fence and driveway gate encompass the entire property. Sub-surface drainage and a 154 sq ft storage building were also added.

20. 2026-05-11
    price $70,000 523-char remark

    Show marketing remark (523 chars)

    INVESTOR ALERT - This house was BUILT TO LAST ! Hand Constructed with CONCRETE material by the original owner; and has remained in the family since. 2 Bedroom, 1 Bath, Plus an additional unfinished 10 x 20 Room (some plumbing). Recent replacements/repairs include : Roof, HVAC, Bathroom, Plumbing, Breaker Box, Floor Joist and Subfloor in Kitchen-Dining. .. area, screened in front Patio. Cyclone Fence and driveway gate encompass the entire property. Sub-surface drainage and a 154 sq ft storage building were also added.

21. 2026-04-15
    price $75,000 521-char remark

    Show marketing remark (523 chars)

    INVESTOR ALERT - This house was BUILT TO LAST ! Hand Constructed with CONCRETE material by the original owner; and has remained in the family since. 2 Bedroom, 1 Bath, Plus an additional unfinished 10 x 20 Room (some plumbing). Recent replacements/repairs include : Roof, HVAC, Bathroom, Plumbing, Breaker Box, Floor Joist and Subfloor in Kitchen-Dining. .. area, screened in front Patio. Cyclone Fence and driveway gate encompass the entire property. Sub-surface drainage and a 154 sq ft storage building were also added.

22. 2026-04-15
    price $75,000 523-char remark

    Show marketing remark (523 chars)

    INVESTOR ALERT - This house was BUILT TO LAST ! Hand Constructed with CONCRETE material by the original owner; and has remained in the family since. 2 Bedroom, 1 Bath, Plus an additional unfinished 10 x 20 Room (some plumbing). Recent replacements/repairs include : Roof, HVAC, Bathroom, Plumbing, Breaker Box, Floor Joist and Subfloor in Kitchen-Dining. .. area, screened in front Patio. Cyclone Fence and driveway gate encompass the entire property. Sub-surface drainage and a 154 sq ft storage building were also added.

23. 2026-03-21
    listed $90,000 Active 521-char remark

    Show marketing remark (523 chars)

    INVESTOR ALERT - This house was BUILT TO LAST ! Hand Constructed with CONCRETE material by the original owner; and has remained in the family since. 2 Bedroom, 1 Bath, Plus an additional unfinished 10 x 20 Room (some plumbing). Recent replacements/repairs include : Roof, HVAC, Bathroom, Plumbing, Breaker Box, Floor Joist and Subfloor in Kitchen-Dining. .. area, screened in front Patio. Cyclone Fence and driveway gate encompass the entire property. Sub-surface drainage and a 154 sq ft storage building were also added.

24. 2026-03-21
    listed $90,000 Active 523-char remark

    Show marketing remark (523 chars)

    INVESTOR ALERT - This house was BUILT TO LAST ! Hand Constructed with CONCRETE material by the original owner; and has remained in the family since. 2 Bedroom, 1 Bath, Plus an additional unfinished 10 x 20 Room (some plumbing). Recent replacements/repairs include : Roof, HVAC, Bathroom, Plumbing, Breaker Box, Floor Joist and Subfloor in Kitchen-Dining. .. area, screened in front Patio. Cyclone Fence and driveway gate encompass the entire property. Sub-surface drainage and a 154 sq ft storage building were also added.

25. 2003-09-04
    soldstatus
26. 2003-09-03
    soldstatus
27. 2003-09-03
    soldstatus
28. 2001-01-24
    soldstatus

ⓘ 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: $465 · $39/mo
• Projected year-2 tax: $465 · $39/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 6/10 Major FEMA zone X (shaded) · 55% 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: $14,825
• − Mortgage interest: −$3,921
• − Property taxes: −$465
• − Insurance: −$350
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,036
• Taxable income: $5,680
• Est. tax owed @ 24.0%: −$1,363
• After-tax cash flow: $5,128/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

-22.2% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $70,000 AcadianaMLS
• 2026-05-11 Price Changed $70,000 GBRMLS
• 2026-04-15 Price Changed $75,000 AcadianaMLS
• 2026-04-15 Price Changed $75,000 GBRMLS
• 2026-03-21 Listed $90,000 GBRMLS
• 2026-03-21 Listed $90,000 AcadianaMLS
• 2003-09-04 Sold (Public Records) — Public Records
• 2003-09-03 Sold (Public Records) — Public Records
• 2003-09-03 Sold (Public Records) — Public Records
• 2001-01-24 Sold (Public Records) — Public Records

Property tax history

+17.9%/yr

Latest (2025): $465 · -2.3% YoY. Source: county tax records.