821 Jackies Ln · Houma, LA 70363

$95,000

3 bd · 2.0 ba · 1,898 sqft · SingleFamily · 85 Days on market

Built 1985 4,660 sqft lot $50/sqft · 28% below area Est $132k · 28% 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
• 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

Key facts

• 4,660 sq ft lot
• 2 parking spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 2 comparable units currently listed for rent nearby; 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $100k (51%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $95k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.52% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.48%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (median comp): $132,423
• List price: $95,000
• Delta: -28.26%
• 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
314 Melody Dr	0.27mi	3/2.0	1,854 (-2%)	3mo	$190,000	$102	81
211 Melody Dr	0.25mi	3/2.0	1,989 (+5%)	1mo	$165,000	$83	80
226 Glenwood Dr	0.24mi	3/2.0	1,757 (-7%)	6mo	$185,000	$105	72
225 North Van Ave	0.07mi	3/2.0	2,143 (+13%)	8mo	$59,900	$28	68
303 Swan Ave	0.42mi	3/2.0	1,754 (-8%)	2mo	$179,000	$102	66
304 Couch Dr	0.29mi	3/2.0	1,763 (-7%)	10mo	$279,000	$158	66
220 Glenwood Dr	0.23mi	4/2.0 (+1)	1,676 (-12%)	3mo	$94,900	$57	63
119 Allen St	0.24mi	3/1.0	1,713 (-10%)	11mo	$105,000	$61	59
1115 Maxine St	0.61mi	3/2.0	2,046 (+8%)	2mo	$149,000	$73	57
306 Melody Dr	0.28mi	3/2.0	1,619 (-15%)	8mo	$159,900	$99	56
268 Grande St	0.38mi	3/2.0	1,686 (-11%)	10mo	$129,900	$77	55
1743 Acadian Dr	0.71mi	3/2.0	1,745 (-8%)	4mo	$99,000	$57	51

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-7,753
• Equity at exit: $14,165

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $3,780
• Equity at exit: $8,214

Cash invested: $26,600 (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 70363

• Active inventory: 206
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $116

Break-even live

Break-even rent $1,300

Max offer price $95,000

Occupancy floor 87%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.22mi
717 Wood St Houma, LA	3.0	2.0	1534	$1,300	$0.85	43d	1	1.24mi

Listing history 26 events

1. 2026-06-19
   days on market $95,000 Active 85 DOM
2. 2026-06-18
   days on market $95,000 Active 84 DOM
3. 2026-06-17
   days on market $95,000 Active 83 DOM
4. 2026-06-16
   days on market $95,000 Active 82 DOM
5. 2026-06-15
   days on market $95,000 Active 81 DOM
6. 2026-06-14
   days on market $95,000 Active 79 DOM
7. 2026-06-13
   days on market $95,000 Active 78 DOM
8. 2026-06-10
   days on market $95,000 Active 76 DOM
9. 2026-06-09
   days on market $95,000 Active 75 DOM
10. 2026-06-08
    days on market $95,000 Active 74 DOM
11. 2026-06-07
    days on market $95,000 Active 73 DOM
12. 2026-06-05
    days on market $95,000 Active 70 DOM
13. 2026-06-03
    days on market $95,000 Active 69 DOM
14. 2026-06-02
    days on market $95,000 Active 68 DOM
15. 2026-06-01
    days on market $95,000 Active 67 DOM
16. 2026-05-31
    days on market $95,000 Active 66 DOM
17. 2026-05-30
    days on market $95,000 Active 65 DOM
18. 2026-03-27
    price $95,000
19. 2026-03-27
    price $95,000
20. 2026-03-24
    listed $195,000 Active
21. 2026-03-24
    listed $195,000 Active
22. 2004-07-16
    soldstatus $60,000
23. 2003-12-05
    soldstatus $11,000
24. 2003-10-01
    soldstatus
25. 2003-09-17
    listed $25,000
26. 2003-07-17
    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: $749 · $62/mo
• Projected year-2 tax: $749 · $62/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 · 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: $17,359
• − Mortgage interest: −$5,321
• − Property taxes: −$749
• − Insurance: −$5,594
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$2,764
• Taxable income: $154
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $1,356/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

+280.0% since first listed

9 events — show timeline

• 2026-03-27 Price Changed $95,000 AcadianaMLS
• 2026-03-27 Price Changed $95,000 GBRMLS
• 2026-03-24 Listed $195,000 GBRMLS
• 2026-03-24 Listed $195,000 AcadianaMLS
• 2004-07-16 Sold (Public Records) $60,000 Public Records
• 2003-12-05 Sold (Public Records) $11,000 Public Records
• 2003-10-01 Sold (Public Records) — Public Records
• 2003-09-17 Listed $25,000 AcadianaMLS
• 2003-07-17 Sold (Public Records) — Public Records

Property tax history

+18.4%/yr

Latest (2025): $749 · -2.3% YoY. Source: county tax records.