813 Williams Ave · Houma, LA 70360

$85,000

2 bd · 1.0 ba · 1,084 sqft · SingleFamily · 144 Days on market

Built 1958 6,098 sqft lot $78/sqft · 45% below area Est $154k · 45% under

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Quaint, 2 Bedroom / 1 Bath cottage located on corner lot with large workshop! This shotgun style home is situated on a nice-sized corner lot in Downtown Houma, fenced yard, and just across the street from Legion Park School. The workshop has tons to offer with a small storage space/office, a larger storage space to keep tools or gardening supplies, parking to accommodate 2 vehicles or even an RV, etc. Workshop needs a little TLC but it has potential. Located across from Legions Park School in downtown Houma, this home has much to offer, including a spacious kitchen and dining area. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

Key facts

• Fenced yard
• Large workshop
• Corner lot

Tags

• CORNER LOT
• LARGE WORKSHOP
• FENCED YARD
• PARKING FOR 2 VEHICLES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $40 ($486/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Rents rising (+2.8%/yr); 355 active listings in the ZIP; 8 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; 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.48% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.55%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

• ARV (median comp): $153,538
• List price: $85,000
• Delta: -44.64%
• 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
635 Wilson Ave	0.26mi	2/2.0	1,095 (+1%)	4mo	$169,000	$154	79
828 Elm St	0.43mi	2/1.0	1,078 (-1%)	3mo	$57,900	$54	76
811 Elm St	0.38mi	2/1.0	1,032 (-5%)	4mo	$44,900	$44	71
703 Duval Ave	0.33mi	3/1.0 (+1)	1,145 (+6%)	7mo	$125,000	$109	64
204 Williams Ave	0.33mi	2/1.0	1,002 (-8%)	9mo	$115,000	$115	64
315 Gouaux Ave	0.30mi	3/1.5 (+1)	1,004 (-7%)	8mo	$162,000	$161	60
226 Cherry St	0.34mi	2/2.0	957 (-12%)	2mo	$70,000	$73	59
247 Mckinley St	0.64mi	2/2.0	1,061 (-2%)	7mo	$145,000	$137	56
211 Prince Collins St	0.74mi	3/1.5 (+1)	1,088 (+0%)	4mo	$21,500	$20	54
115 Central Ave	0.64mi	3/1.0 (+1)	1,112 (+3%)	11mo	$115,000	$103	52
129 Pecan St	0.55mi	2/2.0	1,200 (+11%)	4mo	$49,900	$42	49
825 School St	0.68mi	2/1.0	1,005 (-7%)	9mo	$165,100	$164	48

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-11,181
• Equity at exit: $12,674

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-6,359
• Equity at exit: $7,349

Cash invested: $23,800 (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: 355
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$446
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $40

Break-even live

Break-even rent $1,205

Max offer price $85,000

Occupancy floor 92%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
179 Garnet St Unit B Houma, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	0.41mi
735 A School St Unit A Houma, LA	3.0	2.0	1450	$1,600	$1.10	43d	1	0.70mi
624 Gabasse St Unit 1 Houma, LA	1.0	1.0	750	$975	$1.30	43d	1	0.85mi
885 High St Houma, LA	2.0	1.0	801	$1,100	$1.37	43d	1	0.92mi
1140 Church St Unit B Houma, LA	2.0	1.0	1000	$1,150	$1.15	43d	1	1.20mi
810 Saadi St Houma, LA	2.0	1.0	754	$1,300	$1.72	43d	3	1.30mi
208 Monarch Dr Unit 103-A Houma, LA	2.0	1.0	775	$1,000	$1.29	43d	1	1.32mi
110 Marcel Ln Unit A Houma, LA	2.0	1.0	908	$1,350	$1.49	43d	1	1.48mi

Listing history 33 events

1. 2026-06-19
   days on market $85,000 Active 144 DOM
2. 2026-06-18
   days on market $85,000 Active 143 DOM
3. 2026-06-17
   days on market $85,000 Active 142 DOM
4. 2026-06-16
   days on market $85,000 Active 141 DOM
5. 2026-06-15
   days on market $85,000 Active 140 DOM
6. 2026-06-14
   days on market $85,000 Active 138 DOM
7. 2026-06-13
   days on market $85,000 Active 137 DOM
8. 2026-06-10
   days on market $85,000 Active 135 DOM
9. 2026-06-09
   days on market $85,000 Active 134 DOM
10. 2026-06-08
    days on market $85,000 Active 133 DOM
11. 2026-06-07
    days on market $85,000 Active 132 DOM
12. 2026-06-05
    days on market $85,000 Active 129 DOM
13. 2026-06-03
    days on market $85,000 Active 128 DOM
14. 2026-06-02
    days on market $85,000 Active 127 DOM
15. 2026-06-01
    days on market $85,000 Active 126 DOM
16. 2026-05-31
    days on market $85,000 Active 125 DOM
17. 2026-05-30
    days on market $85,000 Active 124 DOM
18. 2026-05-20
    price $85,000 686-char remark

    Show marketing remark (687 chars)

    Quaint, 2 Bedroom / 1 Bath cottage located on corner lot with large workshop! This shotgun style home is situated on a nice-sized corner lot in Downtown Houma, fenced yard, and just across the street from Legion Park School. The workshop has tons to offer with a small storage space/office, a larger storage space to keep tools or gardening supplies, parking to accommodate 2 vehicles or even an RV, etc. Workshop needs a little TLC but it has potential. Located across from Legions Park School in downtown Houma, this home has much to offer, including a spacious kitchen and dining area. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

19. 2026-05-20
    price $85,000 687-char remark

    Show marketing remark (687 chars)

    Quaint, 2 Bedroom / 1 Bath cottage located on corner lot with large workshop! This shotgun style home is situated on a nice-sized corner lot in Downtown Houma, fenced yard, and just across the street from Legion Park School. The workshop has tons to offer with a small storage space/office, a larger storage space to keep tools or gardening supplies, parking to accommodate 2 vehicles or even an RV, etc. Workshop needs a little TLC but it has potential. Located across from Legions Park School in downtown Houma, this home has much to offer, including a spacious kitchen and dining area. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

20. 2026-04-06
    price $90,000 687-char remark

    Show marketing remark (686 chars)

    Quaint, 2 Bedroom / 1 Bath cottage located on corner lot with large workshop! This shotgun style home is situated on a nice-sized corner lot in Downtown Houma, fenced yard, and just across the street from Legion Park School. The workshop has tons to offer with a small storage space/office, a larger storage space to keep tools or gardening supplies, parking to accommodate 2 vehicles or even an RV, etc. Workshop needs a little TLC but it has potential. Located across from Legions Park School in downtown Houma, this home has much to offer, including a spacious kitchen and dining area. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

21. 2026-04-06
    price $90,000 686-char remark

    Show marketing remark (686 chars)

    Quaint, 2 Bedroom / 1 Bath cottage located on corner lot with large workshop! This shotgun style home is situated on a nice-sized corner lot in Downtown Houma, fenced yard, and just across the street from Legion Park School. The workshop has tons to offer with a small storage space/office, a larger storage space to keep tools or gardening supplies, parking to accommodate 2 vehicles or even an RV, etc. Workshop needs a little TLC but it has potential. Located across from Legions Park School in downtown Houma, this home has much to offer, including a spacious kitchen and dining area. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

22. 2026-02-26
    price $95,000 686-char remark

    Show marketing remark (687 chars)

    Quaint, 2 Bedroom / 1 Bath cottage located on corner lot with large workshop! This shotgun style home is situated on a nice-sized corner lot in Downtown Houma, fenced yard, and just across the street from Legion Park School. The workshop has tons to offer with a small storage space/office, a larger storage space to keep tools or gardening supplies, parking to accommodate 2 vehicles or even an RV, etc. Workshop needs a little TLC but it has potential. Located across from Legions Park School in downtown Houma, this home has much to offer, including a spacious kitchen and dining area. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

23. 2026-02-26
    price $95,000 687-char remark

    Show marketing remark (687 chars)

    Quaint, 2 Bedroom / 1 Bath cottage located on corner lot with large workshop! This shotgun style home is situated on a nice-sized corner lot in Downtown Houma, fenced yard, and just across the street from Legion Park School. The workshop has tons to offer with a small storage space/office, a larger storage space to keep tools or gardening supplies, parking to accommodate 2 vehicles or even an RV, etc. Workshop needs a little TLC but it has potential. Located across from Legions Park School in downtown Houma, this home has much to offer, including a spacious kitchen and dining area. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

24. 2026-02-26
    price $950,000 686-char remark

    Show marketing remark (687 chars)

    Quaint, 2 Bedroom / 1 Bath cottage located on corner lot with large workshop! This shotgun style home is situated on a nice-sized corner lot in Downtown Houma, fenced yard, and just across the street from Legion Park School. The workshop has tons to offer with a small storage space/office, a larger storage space to keep tools or gardening supplies, parking to accommodate 2 vehicles or even an RV, etc. Workshop needs a little TLC but it has potential. Located across from Legions Park School in downtown Houma, this home has much to offer, including a spacious kitchen and dining area. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

25. 2026-02-26
    price $950,000 687-char remark

    Show marketing remark (687 chars)

    Quaint, 2 Bedroom / 1 Bath cottage located on corner lot with large workshop! This shotgun style home is situated on a nice-sized corner lot in Downtown Houma, fenced yard, and just across the street from Legion Park School. The workshop has tons to offer with a small storage space/office, a larger storage space to keep tools or gardening supplies, parking to accommodate 2 vehicles or even an RV, etc. Workshop needs a little TLC but it has potential. Located across from Legions Park School in downtown Houma, this home has much to offer, including a spacious kitchen and dining area. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

26. 2026-01-26
    listed $100,000 Active 686-char remark

    Show marketing remark (687 chars)

    Quaint, 2 Bedroom / 1 Bath cottage located on corner lot with large workshop! This shotgun style home is situated on a nice-sized corner lot in Downtown Houma, fenced yard, and just across the street from Legion Park School. The workshop has tons to offer with a small storage space/office, a larger storage space to keep tools or gardening supplies, parking to accommodate 2 vehicles or even an RV, etc. Workshop needs a little TLC but it has potential. Located across from Legions Park School in downtown Houma, this home has much to offer, including a spacious kitchen and dining area. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

27. 2026-01-26
    listed $100,000 Active 687-char remark

    Show marketing remark (687 chars)

    Quaint, 2 Bedroom / 1 Bath cottage located on corner lot with large workshop! This shotgun style home is situated on a nice-sized corner lot in Downtown Houma, fenced yard, and just across the street from Legion Park School. The workshop has tons to offer with a small storage space/office, a larger storage space to keep tools or gardening supplies, parking to accommodate 2 vehicles or even an RV, etc. Workshop needs a little TLC but it has potential. Located across from Legions Park School in downtown Houma, this home has much to offer, including a spacious kitchen and dining area. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

28. 2022-09-07
    soldstatus $130,000
29. 2022-08-30
    soldstatus
30. 2022-07-18
    listed $134,900
31. 2022-07-18
    listed $134,900
32. 2003-08-29
    listed $25,000
33. 2003-08-29
    soldstatus $25,000

ⓘ 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: $532 · $44/mo
• Projected year-2 tax: $532 · $44/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 8/10 Severe FEMA zone AE · 97% 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: $15,077
• − Mortgage interest: −$4,761
• − Property taxes: −$532
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,473
• Taxable loss: −$646
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $640/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): 28,574
• 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

+240.0% since first listed

16 events — show timeline

• 2026-05-20 Price Changed $85,000 AcadianaMLS
• 2026-05-20 Price Changed $85,000 GSREIN
• 2026-04-06 Price Changed $90,000 GSREIN
• 2026-04-06 Price Changed $90,000 AcadianaMLS
• 2026-02-26 Price Changed $95,000 AcadianaMLS
• 2026-02-26 Price Changed $95,000 GSREIN
• 2026-02-26 Price Changed $950,000 AcadianaMLS
• 2026-02-26 Price Changed $950,000 GSREIN
• 2026-01-26 Listed $100,000 GSREIN
• 2026-01-26 Listed $100,000 AcadianaMLS
• 2022-09-07 Sold (Public Records) $130,000 Public Records
• 2022-08-30 Sold (MLS) — GBRMLS
• 2022-07-18 Listed $134,900 GBRMLS
• 2022-07-18 Listed $134,900 AcadianaMLS
• 2003-08-29 Sold (Public Records) $25,000 Public Records
• 2003-08-29 Listed $25,000 AcadianaMLS

Property tax history

+1.6%/yr

Latest (2025): $532 · -2.3% YoY. Source: county tax records.