254 Carlos St · Bayou Cane, LA 70364

$48,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily · 504 Days on market

Built 1965 Poor condition 3,484 sqft lot $44/sqft · 69% below area ↓ 58% 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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors!! This tenant occupied single family unit makes a perfect addition to your portfolio. Don't wait, schedule your private showing today!!

Key facts

• 3,484 sq ft lot
• Built 1965
• Listed 503 days

🏷️ Possibly a rental listed for sale. The $48,000 price doesn't fit this home's estimated sale value (~$153,858) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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: 311 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 504 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $67k (58%) 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: 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 $42,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 504 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.56% ✓
• Cap rate: 22.22%
• Cash-on-cash: 56.90%
• DSCR: 3.53
• GRM: 3.3

CMA / ARV

• ARV (median comp): $153,858
• List price: $48,000
• Delta: -68.80%
• 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
211 Prince Collins St	0.39mi	3/1.5 (+1)	1,088 (-1%)	4mo	$21,500	$20	69
7323 Park Ave	0.33mi	2/1.0	1,208 (+10%)	9mo	$69,500	$58	61
127 Hackberry Ave	0.64mi	2/1.0	1,098 (-0%)	11mo	$130,000	$118	60
247 Mckinley St	0.51mi	2/2.0	1,061 (-4%)	7mo	$145,000	$137	60
635 Wilson Ave	0.72mi	2/2.0	1,095 (-0%)	4mo	$169,000	$154	59
231 J Patrick Dr	0.30mi	3/2.0 (+1)	1,262 (+15%)	1mo	$213,000	$169	52
703 Duval Ave	0.67mi	3/1.0 (+1)	1,145 (+4%)	7mo	$125,000	$109	51
115 Central Ave	0.71mi	3/1.0 (+1)	1,112 (+1%)	11mo	$115,000	$103	51
515 Cascade Dr	0.71mi	3/2.0 (+1)	1,087 (-1%)	7mo	$183,400	$169	50
217 Cascade Dr	0.69mi	3/2.0 (+1)	1,031 (-6%)	9mo	$175,000	$170	41
531 Beaumont Dr	0.74mi	3/1.0 (+1)	1,168 (+6%)	11mo	$45,000	$39	41
414 Highland Dr	0.47mi	3/2.0 (+1)	1,248 (+14%)	9mo	$155,000	$124	39

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: 48.8%
• Equity multiple: 3.13×
• Total profit: $28,636
• Equity at exit: $7,157

10-year hold

• IRR: 54.4%
• Equity multiple: 6.36×
• Total profit: $71,990
• Equity at exit: $4,150

Cash invested: $13,440 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $571

Break-even live

Break-even rent $504

Max offer price $48,000

Occupancy floor 48%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Monarch Dr Unit 103-A Houma, LA	2.0	1.0	775	$1,000	$1.29	43d	1	0.40mi
110 Marcel Ln Unit A Houma, LA	2.0	1.0	908	$1,350	$1.49	43d	1	0.53mi
108 Marcel Ln Unit B Houma, LA	2.0	1.0	908	$1,350	$1.49	43d	1	0.58mi
735 A School St Unit A Houma, LA	3.0	2.0	1450	$1,600	$1.10	43d	1	1.18mi
624 Gabasse St Unit 1 Houma, LA	1.0	1.0	750	$975	$1.30	43d	1	1.26mi
179 Garnet St Unit B Houma, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	1.28mi
1140 Church St Unit B Houma, LA	2.0	1.0	1000	$1,150	$1.15	43d	1	1.29mi
100 Belmere Luxury Ct Houma, LA	1.0–3.0	1.0–2.0	1076	$1,455	$1.35	43d	27	1.32mi
885 High St Houma, LA	2.0	1.0	801	$1,100	$1.37	43d	1	1.45mi
400 Westside Blvd Houma, LA	2.0–3.0	1.0–1.5	906	$995	$1.10	43d	5	1.47mi

Listing history 21 events

1. 2026-06-19
   days on market $48,000 Active 504 DOM
2. 2026-06-18
   days on market $48,000 Active 503 DOM
3. 2026-06-17
   days on market $48,000 Active 502 DOM
4. 2026-06-16
   days on market $48,000 Active 501 DOM
5. 2026-06-15
   days on market $48,000 Active 500 DOM
6. 2026-06-14
   days on market $48,000 Active 498 DOM
7. 2026-06-13
   days on market $48,000 Active 497 DOM
8. 2026-06-10
   days on market $48,000 Active 495 DOM
9. 2026-06-09
   days on market $48,000 Active 494 DOM
10. 2026-06-08
    days on market $48,000 Active 493 DOM
11. 2026-06-07
    days on market $48,000 Active 492 DOM
12. 2026-06-05
    days on market $48,000 Active 489 DOM
13. 2026-06-03
    days on market $48,000 Active 488 DOM
14. 2026-06-02
    days on market $48,000 Active 487 DOM
15. 2026-06-01
    days on market $48,000 Active 486 DOM
16. 2026-05-31
    days on market $48,000 Active 485 DOM
17. 2026-05-30
    days on market $48,000 Active 484 DOM
18. 2025-07-01
    price $48,000 157-char remark

    Show marketing remark (157 chars)

    Calling all investors!! This tenant occupied single family unit makes a perfect addition to your portfolio. Don't wait, schedule your private showing today!!

19. 2025-06-30
    price $48,000 163-char remark

    Show marketing remark (163 chars)

    Calling all investors!! This tenant occupied single family unit makes a perfect addition to your portfolio. Don’t wait, schedule your private showing today!!

20. 2025-01-31
    listed $115,000 Active 157-char remark

    Show marketing remark (163 chars)

    Calling all investors!! This tenant occupied single family unit makes a perfect addition to your portfolio. Don’t wait, schedule your private showing today!!

21. 2025-01-31
    listed $115,000 Active 163-char remark

    Show marketing remark (163 chars)

    Calling all investors!! This tenant occupied single family unit makes a perfect addition to your portfolio. Don’t wait, schedule your private showing today!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 58% 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: $14,719
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$1,038
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$1,396
• Taxable income: $6,521
• Est. tax owed @ 24.0%: −$1,565
• After-tax cash flow: $5,285/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.

Condition & rehab AI · 8 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to be move-in ready. Significant investment is needed to address the roof, exterior, windows, flooring, and interior walls.

Repairs flagged

• Major roof — Severe damage to the roof
• Major exterior siding — Severe peeling and damage
• Major windows — Damaged and possibly non-functional
• Major flooring — Damaged and uneven
• Major interior walls/paint — Peeling and damaged

Value-add opportunities

• Both Replace roof — Critical to safety and appearance
• Both Repair and paint exterior — Improves curb appeal and safety
• Both Replace damaged flooring — Enhances safety and appearance
• Both Replace damaged windows — Improves safety and energy efficiency
• Both Replace kitchen cabinets and countertops — Enhances functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Severe damage to the roof	Major	$15,000–50,000
exterior siding · Severe peeling and damage	Major	$15,000–50,000
windows · Damaged and possibly non-functional	Major	$15,000–50,000
flooring · Damaged and uneven	Major	$15,000–50,000
interior walls/paint · Peeling and damaged	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Replace roof — Critical to safety and appearance ↑
• Both Repair and paint exterior — Improves curb appeal and safety ↑
• Both Replace damaged flooring — Enhances safety and appearance ↑
• Both Replace damaged windows — Improves safety and energy efficiency ↑
• Both Replace kitchen cabinets and countertops — Enhances functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 28,716
• 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

-58.3% since first listed

4 events — show timeline

• 2025-07-01 Price Changed $48,000 AcadianaMLS
• 2025-06-30 Price Changed $48,000 GBRMLS
• 2025-01-31 Listed $115,000 GBRMLS
• 2025-01-31 Listed $115,000 AcadianaMLS