2907 Savanne Rd · Houma, LA 70360

$92,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured · 133 Days on market

Built 1998 0.29 ac lot ↓ 9% since listing

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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

Listing remarks MLS

Fixer-Upper Opportunity with Incredible Potential! This 3-bedroom, 2-bath double wide offers a spacious layout and endless possibilities for investors, flippers, or buyers ready to renovate and build equity. With great square footage and a functional floor plan, this property provides the perfect foundation to transform into something special. The home features a huge primary suite, offering plenty of space to create a true private retreat. Multiple living areas provide flexibility for redesign, while the dedicated laundry area adds everyday convenience. Outside, you’ll find a 20 x 20 storage shed, ideal for tools, equipment, workshop space, or additional storage. With solid bones and tons of potential, this property is ready for updates and your vision. Whether you're looking for your next investment property, renovation project, or affordable home to customize, this is an opportunity you don’t want to miss. Schedule your private showing today and explore the possibilities!

Key facts

• Solid bones
• Huge primary suite
• 20 x 20 storage shed

Tags

• SPACIOUS LAYOUT
• HUGE PRIMARY SUITE
• MULTIPLE LIVING AREAS
• DEDICATED LAUNDRY AREA
• 20 X 20 STORAGE SHED
• SOLID BONES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.68% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.89%
• DSCR: 2.37
• GRM: 5.0

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: 21.7%
• Equity multiple: 1.89×
• Total profit: $22,835
• Equity at exit: $13,717

10-year hold

• IRR: 29.7%
• Equity multiple: 3.63×
• Total profit: $67,749
• Equity at exit: $7,954

Cash invested: $25,760 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $597

Break-even live

Break-even rent $792

Max offer price $92,000

Occupancy floor 56%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $92,000 Active 133 DOM
2. 2026-06-18
   days on market $92,000 Active 132 DOM
3. 2026-06-17
   days on market $92,000 Active 131 DOM
4. 2026-06-17
   price $92,000 Active 130 DOM
5. 2026-06-16
   days on market $99,000 Active 130 DOM
6. 2026-06-15
   days on market $99,000 Active 129 DOM
7. 2026-06-14
   days on market $99,000 Active 127 DOM
8. 2026-06-13
   days on market $99,000 Active 126 DOM
9. 2026-06-10
   days on market $99,000 Active 124 DOM
10. 2026-06-09
    days on market $99,000 Active 123 DOM
11. 2026-06-08
    days on market $99,000 Active 122 DOM
12. 2026-06-07
    days on market $99,000 Active 121 DOM
13. 2026-06-05
    days on market $99,000 Active 118 DOM
14. 2026-06-03
    days on market $99,000 Active 117 DOM
15. 2026-06-02
    days on market $99,000 Active 116 DOM
16. 2026-06-01
    days on market $99,000 Active 115 DOM
17. 2026-05-31
    days on market $99,000 Active 114 DOM
18. 2026-05-30
    days on market $99,000 Active 113 DOM
19. 2026-04-08
    price $99,000 1002-char remark

    Show marketing remark (989 chars)

    Fixer-Upper Opportunity with Incredible Potential! This 3-bedroom, 2-bath double wide offers a spacious layout and endless possibilities for investors, flippers, or buyers ready to renovate and build equity. With great square footage and a functional floor plan, this property provides the perfect foundation to transform into something special. The home features a huge primary suite, offering plenty of space to create a true private retreat. Multiple living areas provide flexibility for redesign, while the dedicated laundry area adds everyday convenience. Outside, you'll find a 20 x 20 storage shed, ideal for tools, equipment, workshop space, or additional storage. With solid bones and tons of potential, this property is ready for updates and your vision. Whether you're looking for your next investment property, renovation project, or affordable home to customize, this is an opportunity you don't want to miss. Schedule your private showing today and explore the possibilities!

20. 2026-04-08
    price $99,000 989-char remark

    Show marketing remark (989 chars)

    Fixer-Upper Opportunity with Incredible Potential! This 3-bedroom, 2-bath double wide offers a spacious layout and endless possibilities for investors, flippers, or buyers ready to renovate and build equity. With great square footage and a functional floor plan, this property provides the perfect foundation to transform into something special. The home features a huge primary suite, offering plenty of space to create a true private retreat. Multiple living areas provide flexibility for redesign, while the dedicated laundry area adds everyday convenience. Outside, you'll find a 20 x 20 storage shed, ideal for tools, equipment, workshop space, or additional storage. With solid bones and tons of potential, this property is ready for updates and your vision. Whether you're looking for your next investment property, renovation project, or affordable home to customize, this is an opportunity you don't want to miss. Schedule your private showing today and explore the possibilities!

21. 2026-03-07
    price $105,000 989-char remark

    Show marketing remark (1002 chars)

    Fixer-Upper Opportunity with Incredible Potential! This 3-bedroom, 2-bath double wide offers a spacious layout and endless possibilities for investors, flippers, or buyers ready to renovate and build equity. With great square footage and a functional floor plan, this property provides the perfect foundation to transform into something special. The home features a huge primary suite, offering plenty of space to create a true private retreat. Multiple living areas provide flexibility for redesign, while the dedicated laundry area adds everyday convenience. Outside, you’ll find a 20 x 20 storage shed, ideal for tools, equipment, workshop space, or additional storage. With solid bones and tons of potential, this property is ready for updates and your vision. Whether you're looking for your next investment property, renovation project, or affordable home to customize, this is an opportunity you don’t want to miss. Schedule your private showing today and explore the possibilities!

22. 2026-03-07
    price $105,000 1002-char remark

    Show marketing remark (1002 chars)

    Fixer-Upper Opportunity with Incredible Potential! This 3-bedroom, 2-bath double wide offers a spacious layout and endless possibilities for investors, flippers, or buyers ready to renovate and build equity. With great square footage and a functional floor plan, this property provides the perfect foundation to transform into something special. The home features a huge primary suite, offering plenty of space to create a true private retreat. Multiple living areas provide flexibility for redesign, while the dedicated laundry area adds everyday convenience. Outside, you’ll find a 20 x 20 storage shed, ideal for tools, equipment, workshop space, or additional storage. With solid bones and tons of potential, this property is ready for updates and your vision. Whether you're looking for your next investment property, renovation project, or affordable home to customize, this is an opportunity you don’t want to miss. Schedule your private showing today and explore the possibilities!

23. 2026-02-06
    listed $109,000 Active 1002-char remark

    Show marketing remark (989 chars)

    Fixer-Upper Opportunity with Incredible Potential! This 3-bedroom, 2-bath double wide offers a spacious layout and endless possibilities for investors, flippers, or buyers ready to renovate and build equity. With great square footage and a functional floor plan, this property provides the perfect foundation to transform into something special. The home features a huge primary suite, offering plenty of space to create a true private retreat. Multiple living areas provide flexibility for redesign, while the dedicated laundry area adds everyday convenience. Outside, you'll find a 20 x 20 storage shed, ideal for tools, equipment, workshop space, or additional storage. With solid bones and tons of potential, this property is ready for updates and your vision. Whether you're looking for your next investment property, renovation project, or affordable home to customize, this is an opportunity you don't want to miss. Schedule your private showing today and explore the possibilities!

24. 2026-02-06
    listed $109,000 Active 989-char remark

    Show marketing remark (989 chars)

    Fixer-Upper Opportunity with Incredible Potential! This 3-bedroom, 2-bath double wide offers a spacious layout and endless possibilities for investors, flippers, or buyers ready to renovate and build equity. With great square footage and a functional floor plan, this property provides the perfect foundation to transform into something special. The home features a huge primary suite, offering plenty of space to create a true private retreat. Multiple living areas provide flexibility for redesign, while the dedicated laundry area adds everyday convenience. Outside, you'll find a 20 x 20 storage shed, ideal for tools, equipment, workshop space, or additional storage. With solid bones and tons of potential, this property is ready for updates and your vision. Whether you're looking for your next investment property, renovation project, or affordable home to customize, this is an opportunity you don't want to miss. Schedule your private showing today and explore the possibilities!

25. 1997-08-28
    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: $465 · $39/mo
• Projected year-2 tax: $506 · $42/mo
• Expected delta: +$41/yr (+$3/mo · 8.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 94% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 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: $18,573
• − Mortgage interest: −$5,153
• − Property taxes: −$465
• − Insurance: −$1,258
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$2,676
• Taxable income: $6,049
• Est. tax owed @ 24.0%: −$1,452
• After-tax cash flow: $5,709/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

-9.2% since first listed

7 events — show timeline

• 2026-04-08 Price Changed $99,000 GBRMLS
• 2026-04-08 Price Changed $99,000 AcadianaMLS
• 2026-03-07 Price Changed $105,000 AcadianaMLS
• 2026-03-07 Price Changed $105,000 GBRMLS
• 2026-02-06 Listed $109,000 GBRMLS
• 2026-02-06 Listed $109,000 AcadianaMLS
• 1997-08-28 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2025): $465 · -4.2% YoY. Source: county tax records.