411 Buquet St · Bayou Cane, LA 70360

$125,000

4 bd · 2.0 ba · 2,022 sqft · SingleFamily public records · 9 Days on market

Built 1973 871 sqft lot Est $233k · 46% 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 +9.1/10.0
• 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

Westside Open floor plan with formal living room and oversized den. Attached storage and detached workshop. If property was built prior to 1978, Lead Based Paint Potentially Exists.

Key facts

• Oversized den
• Open floor plan
• Detached workshop

Tags

• OPEN FLOOR PLAN
• FORMAL LIVING ROOM
• OVERSIZED DEN
• ATTACHED STORAGE
• DETACHED WORKSHOP

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.5% vs local median 3.3% in Bayou Cane — 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 65/100 on livability (#140 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools F, 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; 1 comparable units currently listed for rent nearby; 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 $864 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 24y ago 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 $4k; list at $125k implies a 3439% 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 $125,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.41% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.58%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $232,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Ziegler Ave	0.11mi	4/2.5	1,824 (-10%)	4mo	$199,000	$109	73
123 Wayne Ave	0.51mi	4/2.0	2,005 (-1%)	4mo	$129,900	$65	72
223 Ziegler Ave	0.06mi	4/2.5	1,724 (-15%)	1mo	$199,000	$115	70
6541 West Park Ave	0.46mi	3/3.0 (-1)	1,915 (-5%)	4mo	$275,000	$144	58
165 Derusso St	0.70mi	4/2.5	1,989 (-2%)	8mo	$309,000	$155	56
201 Buquet St	0.25mi	3/2.0 (-1)	1,763 (-13%)	10mo	$199,900	$113	54
111 Bellaire Dr	0.49mi	3/2.0 (-1)	1,950 (-4%)	23mo	$184,800	$95	47
108 Louis Dr	0.53mi	4/2.0	2,188 (+8%)	22mo	$289,000	$132	44
213 Westview Dr	0.74mi	3/2.0 (-1)	1,817 (-10%)	4mo	$168,000	$92	41
218 Harding Dr	0.75mi	4/2.0	1,860 (-8%)	15mo	$234,900	$126	39
205 Bellaire Dr	0.47mi	3/2.0 (-1)	1,723 (-15%)	20mo	$197,500	$115	32
203 Richard Dr	0.71mi	3/2.0 (-1)	1,727 (-15%)	18mo	$175,000	$101	22

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $9,762
• Equity at exit: $18,638

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $46,428
• Equity at exit: $10,808

Cash invested: $35,000 (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 70360

• Rents YoY: 2.8%
• Active inventory: 355
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $475

Break-even live

Break-even rent $1,164

Max offer price $125,000

Occupancy floor 68%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
461 S Hollywood Rd Houma, LA	1.0–3.0	1.0–2.0	1140	$1,575	$1.38	44d	17	1.48mi

Listing history 14 events

1. 2026-04-25
   status Pending 181-char remark

   Show marketing remark (181 chars)

   Westside Open floor plan with formal living room and oversized den. Attached storage and detached workshop. If property was built prior to 1978, Lead Based Paint Potentially Exists.

2. 2026-04-24
   status Pending
3. 2026-04-12
   listed $125,000 Active 181-char remark

   Show marketing remark (181 chars)

   Westside Open floor plan with formal living room and oversized den. Attached storage and detached workshop. If property was built prior to 1978, Lead Based Paint Potentially Exists.

4. 2026-04-12
   listed $125,000 Active

   Show marketing remark (181 chars)

   Westside Open floor plan with formal living room and oversized den. Attached storage and detached workshop. If property was built prior to 1978, Lead Based Paint Potentially Exists.

5. 2026-02-12
   soldstatus $3,532
6. 2019-01-30
   soldstatus 705-char remark

   Show marketing remark (705 chars)

   Four bedroom 2 bath home perfect for a growing family. Large family room with custom shelving, dining room, upgraded kitchen with granite counter tops. Beautiful flooring throughout. Updated kitchen appliances (Kenmore refrigerator, oven, microwave, GE gas stove) and washer/dryer remain. Fourth bedroom is currently set up as a huge walk-in closet with separate makeup area. Home contains a bonus room that can be office or workshop and a hidden safe room. The den has french doors leading out to the back deck. There's an extra parking pad ready for your boat or 2nd car. AC - 1 1/2 yr old. Roof- 9 yrs. Gas Water Heater 3 yrs. New ceramic tile flooring in baths/laundry rooms. Detached storage remains.

7. 2018-10-15
   listed $199,500 705-char remark

   Show marketing remark (705 chars)

   Four bedroom 2 bath home perfect for a growing family. Large family room with custom shelving, dining room, upgraded kitchen with granite counter tops. Beautiful flooring throughout. Updated kitchen appliances (Kenmore refrigerator, oven, microwave, GE gas stove) and washer/dryer remain. Fourth bedroom is currently set up as a huge walk-in closet with separate makeup area. Home contains a bonus room that can be office or workshop and a hidden safe room. The den has french doors leading out to the back deck. There's an extra parking pad ready for your boat or 2nd car. AC - 1 1/2 yr old. Roof- 9 yrs. Gas Water Heater 3 yrs. New ceramic tile flooring in baths/laundry rooms. Detached storage remains.

8. 2018-10-15
   listed $199,500 705-char remark

   Show marketing remark (705 chars)

   Four bedroom 2 bath home perfect for a growing family. Large family room with custom shelving, dining room, upgraded kitchen with granite counter tops. Beautiful flooring throughout. Updated kitchen appliances (Kenmore refrigerator, oven, microwave, GE gas stove) and washer/dryer remain. Fourth bedroom is currently set up as a huge walk-in closet with separate makeup area. Home contains a bonus room that can be office or workshop and a hidden safe room. The den has french doors leading out to the back deck. There's an extra parking pad ready for your boat or 2nd car. AC - 1 1/2 yr old. Roof- 9 yrs. Gas Water Heater 3 yrs. New ceramic tile flooring in baths/laundry rooms. Detached storage remains.

9. 2010-04-23
   soldstatus $155,000
10. 2009-06-29
    listed $155,000
11. 2003-03-26
    soldstatus
12. 2003-03-26
    soldstatus $104,000
13. 2002-09-04
    listed $108,000
14. 2002-09-04
    listed $108,000

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/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 (unshaded) · 76% 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: $21,187
• − Mortgage interest: −$7,002
• − Property taxes: −$1,745
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$3,636
• Taxable income: $3,992
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $4,746/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 — Bayou Cane

• Score: 65/100
• State rank: #140
• US rank: #12522

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B- Housing A+ Health & safety B+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayou Cane, LA
• County: Terrebonne Parish · 57,290 people
• 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

+15.7% since first listed

14 events — show timeline

• 2026-04-25 Pending — AcadianaMLS
• 2026-04-24 Pending — GBRMLS
• 2026-04-12 Listed $125,000 GBRMLS
• 2026-04-12 Listed $125,000 AcadianaMLS
• 2026-02-12 Sold (Public Records) $3,532 Public Records
• 2019-01-30 Sold (MLS) — GBRMLS
• 2018-10-15 Listed $199,500 AcadianaMLS
• 2018-10-15 Listed $199,500 GBRMLS
• 2010-04-23 Sold (Public Records) $155,000 Public Records
• 2009-06-29 Listed $155,000 AcadianaMLS
• 2003-03-26 Sold (Public Records) $104,000 Public Records
• 2003-03-26 Sold (MLS) — GBRMLS
• 2002-09-04 Listed $108,000 GBRMLS
• 2002-09-04 Listed $108,000 AcadianaMLS

Property tax history

+11.1%/yr

Latest (2025): $1,745 · -1.7% YoY. Source: county tax records.