145 Cenac St · Houma, LA 70364

$88,500

None bd · None ba · 1,270 sqft · Other · 46 Days on market

5,227 sqft lot $70/sqft · 11% below area Est $100k · 11% 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 +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

This duplex features two 1-bedroom, 1-bath units, making it a great opportunity for investors or anyone looking to live on one side and rent the other. Each unit offers a comfortable layout with income potential!

Key facts

• 5,227 sq ft lot
• 2 parking spots
• Listed 45 days

What this means for you Summary

Snapshot

• This is a other listed at $88k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: 311 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $612 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,845 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.59%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

• ARV (median comp): $99,803
• List price: $88,500
• Delta: -11.33%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.1%
• Equity multiple: 1.40×
• Total profit: $9,844
• Equity at exit: $13,196

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $39,779
• Equity at exit: $7,652

Cash invested: $24,780 (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 70364

• Active inventory: 311
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$464
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $379

Break-even live

Break-even rent $783

Max offer price $88,500

Occupancy floor 65%

Sensitivity live

Price	-10% $429	-5% $404	+0% $379	+5% $354	+10% $329
Rent	-10% $280	-5% $329	+0% $379	+5% $429	+10% $479
Rate	-1.0pp $424	-0.5pp $402	base $379	+0.5pp $356	+1.0pp $333

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	44d	1	0.13mi
735 A School St Unit A Houma, LA	3.0	2.0	1450	$1,600	$1.10	44d	1	0.40mi
717 Wood St Houma, LA	3.0	2.0	1534	$1,300	$0.85	44d	1	0.52mi
1140 Church St Unit B Houma, LA	2.0	1.0	1000	$1,150	$1.15	44d	1	0.96mi
100 Chateau Ct Houma, LA	2.0	2.5	988	$1,262	$1.28	44d	5	1.14mi
211 Saint Malo St Houma, LA	3.0	1.0	951	$1,050	$1.10	44d	1	1.29mi

Listing history 24 events

1. 2026-06-19
   days on market $88,500 Active 46 DOM
2. 2026-06-18
   days on market $88,500 Active 45 DOM
3. 2026-06-17
   days on market $88,500 Active 44 DOM
4. 2026-06-16
   days on market $88,500 Active 43 DOM
5. 2026-06-15
   days on market $88,500 Active 42 DOM
6. 2026-06-14
   days on market $88,500 Active 40 DOM
7. 2026-06-13
   days on market $88,500 Active 39 DOM
8. 2026-06-10
   days on market $88,500 Active 37 DOM
9. 2026-06-09
   days on market $88,500 Active 36 DOM
10. 2026-06-08
    days on market $88,500 Active 35 DOM
11. 2026-06-07
    days on market $88,500 Active 34 DOM
12. 2026-06-05
    days on market $88,500 Active 31 DOM
13. 2026-06-03
    days on market $88,500 Active 30 DOM
14. 2026-06-02
    days on market $88,500 Active 29 DOM
15. 2026-06-01
    days on market $88,500 Active 28 DOM
16. 2026-05-31
    days on market $88,500 Active 27 DOM
17. 2026-05-30
    days on market $88,500 Active 26 DOM
18. 2026-05-11
    status Active 212-char remark

    Show marketing remark (212 chars)

    This duplex features two 1-bedroom, 1-bath units, making it a great opportunity for investors or anyone looking to live on one side and rent the other. Each unit offers a comfortable layout with income potential!

19. 2026-05-11
    status Active 212-char remark

    Show marketing remark (212 chars)

    This duplex features two 1-bedroom, 1-bath units, making it a great opportunity for investors or anyone looking to live on one side and rent the other. Each unit offers a comfortable layout with income potential!

20. 2026-04-15
    status Pending 212-char remark

    Show marketing remark (212 chars)

    This duplex features two 1-bedroom, 1-bath units, making it a great opportunity for investors or anyone looking to live on one side and rent the other. Each unit offers a comfortable layout with income potential!

21. 2026-04-15
    status Pending 212-char remark

    Show marketing remark (212 chars)

    This duplex features two 1-bedroom, 1-bath units, making it a great opportunity for investors or anyone looking to live on one side and rent the other. Each unit offers a comfortable layout with income potential!

22. 2026-04-07
    listed $88,500 Active 212-char remark

    Show marketing remark (212 chars)

    This duplex features two 1-bedroom, 1-bath units, making it a great opportunity for investors or anyone looking to live on one side and rent the other. Each unit offers a comfortable layout with income potential!

23. 2026-04-06
    listed $88,500 Active 212-char remark

    Show marketing remark (212 chars)

    This duplex features two 1-bedroom, 1-bath units, making it a great opportunity for investors or anyone looking to live on one side and rent the other. Each unit offers a comfortable layout with income potential!

24. 2005-06-03
    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: $614 · $51/mo
• Projected year-2 tax: $614 · $51/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 7/10 Severe FEMA zone X (shaded) · 94% 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: $15,159
• − Mortgage interest: −$4,957
• − Property taxes: −$614
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$2,575
• Taxable income: $3,348
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $3,749/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): 28,716
• Household income: $68,843
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 387.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 16% Hispanic / Latino 9% Two or more races 9% Native American 7% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 17% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% 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: ▼ -99.75%
• Current HPI: 113.1047
• Rent YoY: —
• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-11 Relisted — AcadianaMLS
• 2026-05-11 Relisted — GBRMLS
• 2026-04-15 Pending — AcadianaMLS
• 2026-04-15 Pending — GBRMLS
• 2026-04-07 Listed $88,500 GBRMLS
• 2026-04-06 Listed $88,500 AcadianaMLS
• 2005-06-03 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $614 · -2.3% YoY. Source: county tax records.