3748 Southdown Mandalay Rd · Houma, LA 70360

$145,000

None bd · None ba · 1,800 sqft · MultiFamily · 38 Days on market

0.26 ac 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
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY!! DUPLEX IN BAYOU BLACK near the Bayou Black gym. Each unit is 3 bedrooms 2 bath. spacious with large yard and carport. Already has tenants paying rent. Get in on this deal while its still available. (All info to be verified by buyer) Not in a flood zone!

Key facts

• Not in a flood zone
• Large yard
• Carport

Tags

• INVESTMENT OPPORTUNITY
• DUPLEX
• LARGE YARD
• CARPORT
• NOT IN A FLOOD ZONE

Property features AI

Exterior

• Parking: 6 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Duplex residential income property
• Construction: Frame and brick construction; Slab foundation
• Exterior features: Lot approximately 0.26 acres; Lot dimensions: right 80 x 140 / left 80 x 128; Subdivison: Bisland Town

Interior

• Kitchen: Electric cooktop
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric cooktop

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $607/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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; solid renter incomes; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $20k; list at $145k implies a 644% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.87% ✓
• Cap rate: 16.89%
• Cash-on-cash: 37.86%
• DSCR: 2.68
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.31×
• Total profit: $53,367
• Equity at exit: $21,620

10-year hold

• IRR: 38.4%
• Equity multiple: 4.55×
• Total profit: $144,056
• Equity at exit: $12,537

Cash invested: $40,600 (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 70360

• Rents YoY: 2.8%
• Active inventory: 355
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,709 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $1,215

Break-even live

Break-even rent $1,172

Max offer price $145,000

Occupancy floor 50%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,708
Total (2 units)			$2,709

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $145,000 Active 38 DOM
2. 2026-06-18
   days on market $145,000 Active 37 DOM
3. 2026-06-17
   days on market $145,000 Active 36 DOM
4. 2026-06-16
   days on market $145,000 Active 35 DOM
5. 2026-06-15
   days on market $145,000 Active 34 DOM
6. 2026-06-14
   days on market $145,000 Active 32 DOM
7. 2026-06-13
   days on market $145,000 Active 31 DOM
8. 2026-06-10
   days on market $145,000 Active 29 DOM
9. 2026-06-09
   days on market $145,000 Active 28 DOM
10. 2026-06-08
    days on market $145,000 Active 27 DOM
11. 2026-06-07
    days on market $145,000 Active 26 DOM
12. 2026-06-05
    days on market $145,000 Active 23 DOM
13. 2026-06-03
    days on market $145,000 Active 22 DOM
14. 2026-06-02
    days on market $145,000 Active 21 DOM
15. 2026-06-01
    days on market $145,000 Active 20 DOM
16. 2026-05-31
    days on market $145,000 Active 19 DOM
17. 2026-05-30
    days on market $145,000 Active 18 DOM
18. 2026-05-12
    listed $145,000 Active 284-char remark

    Show marketing remark (284 chars)

    GREAT INVESTMENT OPPORTUNITY!! DUPLEX IN BAYOU BLACK near the Bayou Black gym. Each unit is 3 bedrooms 2 bath. spacious with large yard and carport. Already has tenants paying rent. Get in on this deal while its still available. (All info to be verified by buyer) Not in a flood zone!

19. 2026-05-12
    listed $145,000 Active 284-char remark

    Show marketing remark (284 chars)

    GREAT INVESTMENT OPPORTUNITY!! DUPLEX IN BAYOU BLACK near the Bayou Black gym. Each unit is 3 bedrooms 2 bath. spacious with large yard and carport. Already has tenants paying rent. Get in on this deal while its still available. (All info to be verified by buyer) Not in a flood zone!

20. 2025-11-08
    historical $995
21. 2025-10-25
    price $995
22. 2025-09-30
    price $1,200
23. 2025-09-22
    listed $1,300
24. 1994-05-23
    soldstatus $19,500

ⓘ 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: $459 · $38/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$339/yr (+$28/mo · 73.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 89% 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: $32,508
• − Mortgage interest: −$8,122
• − Property taxes: −$459
• − Insurance: −$1,522
• − Repairs & maintenance: −$2,601
• − Management: −$2,601
• − Depreciation: −$4,218
• Taxable income: $12,985
• Est. tax owed @ 24.0%: −$3,116
• After-tax cash flow: $11,459/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

• 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

+643.6% since first listed

7 events — show timeline

• 2026-05-12 Listed $145,000 AcadianaMLS
• 2026-05-12 Listed $145,000 GBRMLS
• 2025-11-08 Rental Removed $995 GBRMLS
• 2025-10-25 Price Changed $995 GBRMLS
• 2025-09-30 Price Changed $1,200 GBRMLS
• 2025-09-22 Listed for Rent $1,300 GBRMLS
• 1994-05-23 Sold (Public Records) $19,500 Public Records

Property tax history

+0.4%/yr

Latest (2025): $459 · -4.2% YoY. Source: county tax records.