204 Buquet St · Bayou Cane, LA 70360

$150,000

2 bd · 1.0 ba · 874 sqft · SingleFamily public records · 111 Days on market

Built 1964 7,187 sqft lot

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Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home located in the desirable James Buquet Subdivision. This property sits in a quiet neighborhood while still being conveniently close to shopping, dining, and everyday amenities. Perfect opportunity for first-time homebuyers or investors looking to add to their portfolio. Functional layout with great potential to personalize or enhance. Investor-friendly and easy to show. Call your favorite Realtor today to schedule a private viewing!

Key facts

• 7,187 sq ft lot
• Built 1964
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $36 ($431/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 $124k (17.0% below list).
• Recommended offer: $124k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: crime D-, amenities F, commute 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: Broadmoor Elementary School (math 54% / reading 63%, grade B-, #71 of 646 statewide, top 11%, 612 students, 57% FRL); Evergreen Junior High School (math 21% / reading 46%, grade F, #100 of 218 statewide, top 47%, 699 students, 63% FRL); H. L. Bourgeois High School (math 37% / reading 38%, grade F, #93 of 265 statewide, top 36%, 1,411 students, 55% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 357 active listings in the ZIP; 8 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; solid renter incomes; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($85k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $124,480 (17.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $80,408
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Buquet St	0.00mi	2/1.0	888 (+2%)	0mo	$150,000	$169	97
324 Duet St	0.27mi	2/1.0	914 (+5%)	8mo	$44,900	$49	73
160 Wayne Ave	0.55mi	2/1.0	868 (-1%)	7mo	$80,000	$92	67

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-22,282
• Equity at exit: $22,365

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-17,525
• Equity at exit: $12,969

Cash invested: $42,000 (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 70360

• Rents YoY: 2.8%
• Active inventory: 357
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$787
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $36

Break-even live

Break-even rent $1,199

Max offer price $150,000

Occupancy floor 92%

Sensitivity live

Price	-10% $121	-5% $78	+0% $36	+5% $-7	+10% $-49
Rent	-10% $-62	-5% $-13	+0% $36	+5% $85	+10% $134
Rate	-1.0pp $111	-0.5pp $74	base $36	+0.5pp $-3	+1.0pp $-43

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 Westside Blvd Houma, LA	1.0–2.0	1.0	740	$1,110	$1.50	45d	7	0.53mi
400 Westside Blvd Houma, LA	2.0–3.0	1.0–1.5	906	$995	$1.10	45d	5	0.56mi
1803 Martin Luther King Jr Blvd Houma, LA	1.0–2.0	1.0–2.0	814	$1,329	$1.63	45d	23	0.84mi
208 Monarch Dr Unit 103-A Houma, LA	2.0	1.0	775	$1,000	$1.29	45d	1	1.01mi
100 Belmere Luxury Ct Houma, LA	1.0–3.0	1.0–2.0	1076	$1,455	$1.35	45d	27	1.03mi
108 Marcel Ln Unit B Houma, LA	2.0	1.0	908	$1,350	$1.49	45d	1	1.22mi
110 Marcel Ln Unit A Houma, LA	2.0	1.0	908	$1,350	$1.49	45d	1	1.23mi
100 Cameron Isles Ct Houma, LA	1.0–3.0	1.0–2.0	1115	$1,408	$1.26	45d	14	1.30mi

Listing history 14 events

1. 2026-04-06
   status Pending 467-char remark

   Show marketing remark (467 chars)

   Charming 2-bedroom, 1-bath home located in the desirable James Buquet Subdivision. This property sits in a quiet neighborhood while still being conveniently close to shopping, dining, and everyday amenities. Perfect opportunity for first-time homebuyers or investors looking to add to their portfolio. Functional layout with great potential to personalize or enhance. Investor-friendly and easy to show. Call your favorite Realtor today to schedule a private viewing!

2. 2026-04-06
   status Pending

   Show marketing remark (467 chars)

   Charming 2-bedroom, 1-bath home located in the desirable James Buquet Subdivision. This property sits in a quiet neighborhood while still being conveniently close to shopping, dining, and everyday amenities. Perfect opportunity for first-time homebuyers or investors looking to add to their portfolio. Functional layout with great potential to personalize or enhance. Investor-friendly and easy to show. Call your favorite Realtor today to schedule a private viewing!

3. 2026-01-02
   price $150,000 467-char remark

   Show marketing remark (467 chars)

   Charming 2-bedroom, 1-bath home located in the desirable James Buquet Subdivision. This property sits in a quiet neighborhood while still being conveniently close to shopping, dining, and everyday amenities. Perfect opportunity for first-time homebuyers or investors looking to add to their portfolio. Functional layout with great potential to personalize or enhance. Investor-friendly and easy to show. Call your favorite Realtor today to schedule a private viewing!

4. 2026-01-02
   price $150,000

   Show marketing remark (467 chars)

   Charming 2-bedroom, 1-bath home located in the desirable James Buquet Subdivision. This property sits in a quiet neighborhood while still being conveniently close to shopping, dining, and everyday amenities. Perfect opportunity for first-time homebuyers or investors looking to add to their portfolio. Functional layout with great potential to personalize or enhance. Investor-friendly and easy to show. Call your favorite Realtor today to schedule a private viewing!

5. 2025-12-16
   listed $160,000 Active 467-char remark

   Show marketing remark (467 chars)

   Charming 2-bedroom, 1-bath home located in the desirable James Buquet Subdivision. This property sits in a quiet neighborhood while still being conveniently close to shopping, dining, and everyday amenities. Perfect opportunity for first-time homebuyers or investors looking to add to their portfolio. Functional layout with great potential to personalize or enhance. Investor-friendly and easy to show. Call your favorite Realtor today to schedule a private viewing!

6. 2025-12-16
   listed $160,000 Active

   Show marketing remark (467 chars)

   Charming 2-bedroom, 1-bath home located in the desirable James Buquet Subdivision. This property sits in a quiet neighborhood while still being conveniently close to shopping, dining, and everyday amenities. Perfect opportunity for first-time homebuyers or investors looking to add to their portfolio. Functional layout with great potential to personalize or enhance. Investor-friendly and easy to show. Call your favorite Realtor today to schedule a private viewing!

7. 2024-10-17
   soldstatus $162,000
8. 2024-10-11
   soldstatus Sold 624-char remark

   Show marketing remark (624 chars)

   Welcome to 204 Buquet Street on the West side of Houma, Louisiana! This cozy cottage style home has many updates and amenities. This home boasts granite countertops, ceramic tile and laminate wood flooring, ceiling fans and much much more! The large attached, covered, screened-in patio is an awesome addition to this home. The detached 12 x 20 metal workshop/storage shed with a roll-up door is another added extra bonus! Located in flood zone "X", you are NOT mandated to carry flood insurance. Call your favorite REALTOR to schedule a private tour! (Buyer to confirm square footage and flood zone designation. )

9. 2024-08-26
   status Pending 624-char remark

   Show marketing remark (624 chars)

   Welcome to 204 Buquet Street on the West side of Houma, Louisiana! This cozy cottage style home has many updates and amenities. This home boasts granite countertops, ceramic tile and laminate wood flooring, ceiling fans and much much more! The large attached, covered, screened-in patio is an awesome addition to this home. The detached 12 x 20 metal workshop/storage shed with a roll-up door is another added extra bonus! Located in flood zone "X", you are NOT mandated to carry flood insurance. Call your favorite REALTOR to schedule a private tour! (Buyer to confirm square footage and flood zone designation. )

10. 2024-08-20
    listed $159,000 Active 624-char remark

    Show marketing remark (624 chars)

    Welcome to 204 Buquet Street on the West side of Houma, Louisiana! This cozy cottage style home has many updates and amenities. This home boasts granite countertops, ceramic tile and laminate wood flooring, ceiling fans and much much more! The large attached, covered, screened-in patio is an awesome addition to this home. The detached 12 x 20 metal workshop/storage shed with a roll-up door is another added extra bonus! Located in flood zone "X", you are NOT mandated to carry flood insurance. Call your favorite REALTOR to schedule a private tour! (Buyer to confirm square footage and flood zone designation. )

11. 2024-08-20
    listed $159,000

    Show marketing remark (624 chars)

    Welcome to 204 Buquet Street on the West side of Houma, Louisiana! This cozy cottage style home has many updates and amenities. This home boasts granite countertops, ceramic tile and laminate wood flooring, ceiling fans and much much more! The large attached, covered, screened-in patio is an awesome addition to this home. The detached 12 x 20 metal workshop/storage shed with a roll-up door is another added extra bonus! Located in flood zone "X", you are NOT mandated to carry flood insurance. Call your favorite REALTOR to schedule a private tour! (Buyer to confirm square footage and flood zone designation. )

12. 2010-04-08
    soldstatus $89,000
13. 2010-02-05
    listed $89,500
14. 1998-07-22
    soldstatus $35,000

ⓘ 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: $1,181 · $98/mo
• Projected year-2 tax: $1,181 · $98/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 (unshaded) · 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: $14,938
• − Mortgage interest: −$8,402
• − Property taxes: −$1,181
• − Insurance: −$750
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$4,364
• Taxable loss: −$2,149
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $946/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): 28,574
• Household income: $84,890
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 811.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 18% Two or more races 6% Hispanic / Latino 6% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 24% Armenian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 3% 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: ▼ -149.43%
• Current HPI: 138.5984
• Rent YoY: ▲ 2.82%
• 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

+328.6% since first listed

14 events — show timeline

• 2026-04-06 Pending — AcadianaMLS
• 2026-04-06 Pending — GBRMLS
• 2026-01-02 Price Changed $150,000 AcadianaMLS
• 2026-01-02 Price Changed $150,000 GBRMLS
• 2025-12-16 Listed $160,000 GBRMLS
• 2025-12-16 Listed $160,000 AcadianaMLS
• 2024-10-17 Sold (Public Records) $162,000 Public Records
• 2024-10-11 Sold (MLS) — GBRMLS
• 2024-08-26 Pending — GBRMLS
• 2024-08-20 Listed $159,000 AcadianaMLS
• 2024-08-20 Listed $159,000 GBRMLS
• 2010-04-08 Sold (Public Records) $89,000 Public Records
• 2010-02-05 Listed $89,500 AcadianaMLS
• 1998-07-22 Sold (Public Records) $35,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,181 · -1.7% YoY. Source: county tax records.