411 Louise St · Houma, LA 70363

$58,000

3 bd · 1.5 ba · 910 sqft · Other · 19 Days on market

Built 1983 7,405 sqft lot

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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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Houma, this property is a blank canvas ready for transformation. Fully gutted and cleared out, it's primed for an investor, flipper, or buyer with vision to bring it back to life. With endless potential to customize and renovate to your liking, this is a great opportunity to create something special. Conveniently located with easy access to local shopping, dining, and amenities. Bring your ideas and unlock the possibilities at 411 Louise Street!

Key facts

• Fully gutted
• Easy access
• Blank canvas

Tags

• BLANK CANVAS
• FULLY GUTTED
• EASY ACCESS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story; Entry level: 1
• Construction: Brick construction; Shingle roof; Slab foundation; Built in an earlier year (year not provided)
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 60 x 120

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Total of 8 rooms; Poor condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $58k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.0% 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; 7 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 $401 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $8k; list at $58k implies a 673% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,130 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.06% ✓
• Cap rate: 18.00%
• Cash-on-cash: 41.80%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-269
• Equity at exit: $8,648

10-year hold

• IRR: 9.6%
• Equity multiple: 1.76×
• Total profit: $12,262
• Equity at exit: $5,015

Cash invested: $16,240 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$304
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$24
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $139

Break-even live

Break-even rent $1,020

Max offer price $58,000

Occupancy floor 83%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Saint Malo St Houma, LA	3.0	1.0	951	$1,050	$1.10	43d	1	0.60mi
885 High St Houma, LA	2.0	1.0	801	$1,100	$1.37	43d	1	0.62mi
810 Saadi St Houma, LA	2.0	1.0	754	$1,300	$1.72	43d	3	0.62mi
100 Chateau Ct Houma, LA	2.0	2.5	988	$1,262	$1.28	43d	5	0.64mi
179 Garnet St Unit B Houma, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	0.68mi
1300 Laban Ave Houma, LA	1.0–3.0	1.0–1.5	896	$1,347	$1.50	43d	41	0.89mi
1140 Church St Unit B Houma, LA	2.0	1.0	1000	$1,150	$1.15	43d	1	1.20mi

Listing history 16 events

1. 2026-06-19
   days on market $58,000 Active 19 DOM
2. 2026-06-18
   days on market $58,000 Active 18 DOM
3. 2026-06-17
   days on market $58,000 Active 17 DOM
4. 2026-06-16
   days on market $58,000 Active 16 DOM
5. 2026-06-15
   days on market $58,000 Active 15 DOM
6. 2026-06-14
   days on market $58,000 Active 13 DOM
7. 2026-06-13
   days on market $58,000 Active 12 DOM
8. 2026-06-10
   days on market $58,000 Active 10 DOM
9. 2026-06-09
   days on market $58,000 Active 9 DOM
10. 2026-06-08
    days on market $58,000 Active 8 DOM
11. 2026-06-07
    days on market $58,000 Active 7 DOM
12. 2026-06-05
    days on market $58,000 Active 4 DOM
13. 2026-06-03
    days on market $58,000 Active 3 DOM
14. 2026-06-02
    days on market $58,000 Active 2 DOM
15. 2026-06-01
    remarks 473-char remark
16. 2026-06-01
    listed $58,000 Active 1 DOM

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $612 · $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 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 · 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: $14,355
• − Mortgage interest: −$3,249
• − Property taxes: −$612
• − Insurance: −$5,408
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$1,687
• Taxable income: $1,101
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $1,405/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

+673.3% since first listed

3 events — show timeline

• 2026-05-31 Listed $58,000 AcadianaMLS
• 2026-05-31 Listed $58,000 GSREIN
• 1983-04-29 Sold (Public Records) $7,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $612 · -2.3% YoY. Source: county tax records.