524 Engeron St · Houma, LA 70363

$100,000

4 bd · 2.0 ba · 1,620 sqft · Other public records · 141 Days on market

Built 1947 6,194 sqft lot $62/sqft · 21% below area Est $127k · 21% 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 +8.8/10.0
• 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

Welcome to 524 Engeron, a beautifully renovated corner lot home featuring 4 spacious bedrooms and 2 stylish bathrooms, filled with natural light. This inviting residence boasts a modern kitchen making it great for comfortable living and entertaining. The expansive yard offers plenty of room for outdoor activities and gardening, while the prime location provides easy access to nearby parks, schools, restaurants, and shopping. With quick connectivity to major highways, this charming home is ready for its next tenant or homeowner--don't miss out!

Key facts

• Renovated corner lot
• Expansive yard
• Modern kitchen

Tags

• RENOVATED CORNER LOT
• MODERN KITCHEN
• EXPANSIVE YARD
• PRIME LOCATION
• EASY ACCESS TO PARKS
• EASY ACCESS TO SCHOOLS

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$127,347) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $34 ($408/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 4 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; 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1947 — 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1947 — 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: 1.38% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.74%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (median comp): $127,347
• List price: $100,000
• Delta: -21.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-13,796
• Equity at exit: $14,910

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-8,236
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $34

Break-even live

Break-even rent $1,334

Max offer price $100,000

Occupancy floor 93%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	43d	1	0.72mi
1300 Laban Ave Houma, LA	1.0–3.0	1.0–1.5	896	$1,347	$1.50	43d	41	0.73mi
717 Wood St Houma, LA	3.0	2.0	1534	$1,300	$0.85	43d	1	0.74mi
179 Garnet St Unit B Houma, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	0.78mi

Listing history 21 events

1. 2026-06-15
   status $100,000 Pending 141 DOM
2. 2026-06-15
   days on market $100,000 Active 141 DOM
3. 2026-06-14
   days on market $100,000 Active 139 DOM
4. 2026-06-13
   days on market $100,000 Active 138 DOM
5. 2026-06-10
   days on market $100,000 Active 136 DOM
6. 2026-06-09
   days on market $100,000 Active 135 DOM
7. 2026-06-08
   days on market $100,000 Active 134 DOM
8. 2026-06-07
   days on market $100,000 Active 133 DOM
9. 2026-06-05
   days on market $100,000 Active 130 DOM
10. 2026-06-03
    days on market $100,000 Active 129 DOM
11. 2026-06-02
    days on market $100,000 Active 128 DOM
12. 2026-06-01
    days on market $100,000 Active 127 DOM
13. 2026-05-31
    days on market $100,000 Active 126 DOM
14. 2026-05-30
    days on market $100,000 Active 125 DOM
15. 2026-03-21
    price $136,000 549-char remark

    Show marketing remark (549 chars)

    Welcome to 524 Engeron, a beautifully renovated corner lot home featuring 4 spacious bedrooms and 2 stylish bathrooms, filled with natural light. This inviting residence boasts a modern kitchen making it great for comfortable living and entertaining. The expansive yard offers plenty of room for outdoor activities and gardening, while the prime location provides easy access to nearby parks, schools, restaurants, and shopping. With quick connectivity to major highways, this charming home is ready for its next tenant or homeowner--don't miss out!

16. 2026-03-20
    price $136,000 560-char remark

    Show marketing remark (560 chars)

    Welcome to 524 Engeron, a beautifully renovated corner lot home featuring 4 spacious bedrooms and 2 stylish bathrooms, filled with natural light. This inviting residence boasts a modern kitchen making it great for comfortable living and entertaining. The expansive yard offers plenty of room for outdoor activities and gardening, while the prime location provides easy access to nearby parks, schools, restaurants, and shopping. With quick connectivity to major highways, this charming home is ready for its next tenant or homeowner—don’t miss out!

17. 2026-03-02
    price $140,000 549-char remark

    Show marketing remark (560 chars)

    Welcome to 524 Engeron, a beautifully renovated corner lot home featuring 4 spacious bedrooms and 2 stylish bathrooms, filled with natural light. This inviting residence boasts a modern kitchen making it great for comfortable living and entertaining. The expansive yard offers plenty of room for outdoor activities and gardening, while the prime location provides easy access to nearby parks, schools, restaurants, and shopping. With quick connectivity to major highways, this charming home is ready for its next tenant or homeowner—don’t miss out!

18. 2026-03-02
    price $140,000 560-char remark

    Show marketing remark (560 chars)

    Welcome to 524 Engeron, a beautifully renovated corner lot home featuring 4 spacious bedrooms and 2 stylish bathrooms, filled with natural light. This inviting residence boasts a modern kitchen making it great for comfortable living and entertaining. The expansive yard offers plenty of room for outdoor activities and gardening, while the prime location provides easy access to nearby parks, schools, restaurants, and shopping. With quick connectivity to major highways, this charming home is ready for its next tenant or homeowner—don’t miss out!

19. 2026-01-23
    listed $145,000 Active 549-char remark

    Show marketing remark (560 chars)

    Welcome to 524 Engeron, a beautifully renovated corner lot home featuring 4 spacious bedrooms and 2 stylish bathrooms, filled with natural light. This inviting residence boasts a modern kitchen making it great for comfortable living and entertaining. The expansive yard offers plenty of room for outdoor activities and gardening, while the prime location provides easy access to nearby parks, schools, restaurants, and shopping. With quick connectivity to major highways, this charming home is ready for its next tenant or homeowner—don’t miss out!

20. 2026-01-23
    listed $145,000 Active 560-char remark

    Show marketing remark (560 chars)

    Welcome to 524 Engeron, a beautifully renovated corner lot home featuring 4 spacious bedrooms and 2 stylish bathrooms, filled with natural light. This inviting residence boasts a modern kitchen making it great for comfortable living and entertaining. The expansive yard offers plenty of room for outdoor activities and gardening, while the prime location provides easy access to nearby parks, schools, restaurants, and shopping. With quick connectivity to major highways, this charming home is ready for its next tenant or homeowner—don’t miss out!

21. 2010-11-21
    soldstatus $40,000

ⓘ 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: $733 · $61/mo
• Projected year-2 tax: $733 · $61/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 9/10 Extreme FEMA zone AE · 99% 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: $16,521
• − Mortgage interest: −$5,602
• − Property taxes: −$733
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$2,909
• Taxable loss: −$984
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $644/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
• 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

+240.0% since first listed

7 events — show timeline

• 2026-03-21 Price Changed $136,000 AcadianaMLS
• 2026-03-20 Price Changed $136,000 GSREIN
• 2026-03-02 Price Changed $140,000 AcadianaMLS
• 2026-03-02 Price Changed $140,000 GSREIN
• 2026-01-23 Listed $145,000 GSREIN
• 2026-01-23 Listed $145,000 AcadianaMLS
• 2010-11-21 Sold (Public Records) $40,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $733 · -2.3% YoY. Source: county tax records.