500 Ash Dr · Houma, LA 70363

$51,700

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 74 Days on market

Built 1977 0.25 ac lot $34/sqft · 59% below area

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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

This ranch style single family offers 3 bedrooms and 2 bathrooms with approximately 1500 square feet of living space on a .25 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. No Buyer Premium on this property. It is a criminal offense to trespass on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the seller s title company. The buyer is responsible for all closing costs in this transaction. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the seller s title company. Offers to be placed on Xome.com. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN

Key facts

• 0.25 acre lot
• Parking
• Built 1977

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $49k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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: 206 active listings in the ZIP; 4 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 $357 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($49k) 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.

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

Recommended offer $48,598 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.59% ✓
• Cap rate: 22.26%
• Cash-on-cash: 57.03%
• DSCR: 3.54
• GRM: 3.2

CMA / ARV

• ARV (median comp): $124,665
• List price: $51,700
• Delta: -58.53%
• 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
500 Ash Dr	0.00mi	3/2.0	1,500 (0%)	0mo	$51,700	$34	100
314 Marmande Ave	0.44mi	3/2.0	1,477 (-2%)	7mo	$124,999	$85	71
415 Marmande St	0.54mi	3/2.0	1,514 (+1%)	6mo	$64,900	$43	68
201 Walnut St	0.33mi	3/2.0	1,360 (-9%)	5mo	$45,000	$33	65
108 Gustave Ct	0.70mi	3/2.0	1,521 (+1%)	2mo	$68,000	$45	63
232 St Michel Ave	0.20mi	4/3.0 (+1)	1,650 (+10%)	6mo	$50,000	$30	60
224 Hellier St	0.53mi	3/2.0	1,350 (-10%)	1mo	$160,000	$119	58
214 Cenac St	0.45mi	3/2.0	1,692 (+13%)	1mo	$156,900	$93	57
114 Jackson St	0.68mi	2/2.0 (-1)	1,501 (+0%)	11mo	$80,000	$53	54
260 Garnet St	0.35mi	2/1.0 (-1)	1,335 (-11%)	10mo	$155,000	$116	48
609 Williams Ave	0.71mi	3/2.0	1,402 (-6%)	10mo	$215,000	$153	47
8583 Main St	0.47mi	2/1.0 (-1)	1,347 (-10%)	8mo	$71,760	$53	45

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: 49.5%
• Equity multiple: 3.16×
• Total profit: $31,280
• Equity at exit: $7,709

10-year hold

• IRR: 55.0%
• Equity multiple: 6.42×
• Total profit: $78,495
• Equity at exit: $4,470

Cash invested: $14,476 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$271
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$22
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $622

Break-even live

Break-even rent $553

Max offer price $51,700

Occupancy floor 49%

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: $12,925
• Closing costs: $1,551
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.37mi
735 A School St Unit A Houma, LA	3.0	2.0	1450	$1,600	$1.10	44d	1	0.79mi
717 Wood St Houma, LA	3.0	2.0	1534	$1,300	$0.85	44d	1	0.89mi
1300 Laban Ave Houma, LA	1.0–3.0	1.0–1.5	896	$1,347	$1.50	44d	41	1.39mi

Listing history 5 events

1. 2026-05-19
   status Pending 992-char remark

   Show marketing remark (992 chars)

   This ranch style single family offers 3 bedrooms and 2 bathrooms with approximately 1500 square feet of living space on a .25 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. No Buyer Premium on this property. It is a criminal offense to trespass on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the seller s title company. The buyer is responsible for all closing costs in this transaction. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the seller s title company. Offers to be placed on Xome.com. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN

2. 2026-03-05
   listed $51,700 Active 992-char remark

   Show marketing remark (992 chars)

   This ranch style single family offers 3 bedrooms and 2 bathrooms with approximately 1500 square feet of living space on a .25 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. No Buyer Premium on this property. It is a criminal offense to trespass on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the seller s title company. The buyer is responsible for all closing costs in this transaction. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the seller s title company. Offers to be placed on Xome.com. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service [phone]. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN

3. 2025-11-10
   listed $51,700 Active
4. 2004-01-22
   soldstatus
5. 1976-12-15
   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: $933 · $78/mo
• Projected year-2 tax: $933 · $78/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 8/10 Severe FEMA zone X (shaded) · 98% 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: $16,078
• − Mortgage interest: −$2,896
• − Property taxes: −$933
• − Insurance: −$1,056
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$1,504
• Taxable income: $7,116
• Est. tax owed @ 24.0%: −$1,708
• After-tax cash flow: $5,751/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

+0.0% since first listed

5 events — show timeline

• 2026-05-19 Pending — AcadianaMLS
• 2026-03-05 Listed $51,700 AcadianaMLS
• 2025-11-10 Listed $51,700 AcadianaMLS
• 2004-01-22 Sold (Public Records) — Public Records
• 1976-12-15 Sold (Public Records) — Public Records

Property tax history

+24.5%/yr

Latest (2025): $933 · -2.3% YoY. Source: county tax records.