7331 Park Ave · Bayou Cane, LA 70360

$92,000

2 bd · 1.0 ba · 1,930 sqft · Other public records · 808 Days on market

Built 1960 0.75 ac lot $48/sqft · 47% below area Est $121k · 24% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

RESTORATION ALERT! This once gorgeous home is available and ready for the restoration of a lifetime. Be part of the revitalization of HOUMA and bring this property back to life. This home is located in a Neighborhood Commercial District meaning this could serve as a single family home, multi-family home, or a business/office space. The lot is large enough as well to subdivide and add another dwelling in the back OR add parking for a business. There are so many possibilities. Call your favorite REALTOR today to discuss your vision and schedule a showing! AGENTS please read remarks for important information before showing.

Key facts

• 0.75 acre lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $92k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: crime D-, amenities F, commute 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.
• Zoned schools: Legion Park Elementary School (math 17% / reading 32%, grade F, #384 of 646 statewide, top 62%, 283 students, 81% FRL); Houma Junior High School (math 23% / reading 49%, grade F, #84 of 218 statewide, top 41%, 729 students, 56% FRL); Terrebonne High School (math 38% / reading 41%, grade F, #80 of 265 statewide, top 32%, 1,386 students, 49% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 357 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 808 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $92k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 808 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.52% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.51%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (median comp): $121,156
• List price: $92,000
• Delta: -24.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.71×
• Total profit: $18,341
• Equity at exit: $13,717

10-year hold

• IRR: 26.0%
• Equity multiple: 3.25×
• Total profit: $58,041
• 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: 357
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $526

Break-even live

Break-even rent $737

Max offer price $92,000

Occupancy floor 57%

Sensitivity live

Price	-10% $578	-5% $552	+0% $526	+5% $500	+10% $474
Rent	-10% $415	-5% $471	+0% $526	+5% $582	+10% $637
Rate	-1.0pp $573	-0.5pp $550	base $526	+0.5pp $502	+1.0pp $478

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 Wood St Houma, LA	3.0	2.0	1534	$1,300	$0.85	45d	1	1.13mi
735 A School St Unit A Houma, LA	3.0	2.0	1450	$1,600	$1.10	45d	1	1.13mi
100 Belmere Luxury Ct Houma, LA	1.0–3.0	1.0–2.0	1076	$1,455	$1.35	45d	27	1.25mi
461 S Hollywood Rd Houma, LA	1.0–3.0	1.0–2.0	1140	$1,350	$1.18	45d	17	1.44mi

Listing history 32 events

1. 2026-06-21
   days on market $92,000 Active 808 DOM
2. 2026-06-19
   days on market $92,000 Active 806 DOM
3. 2026-06-18
   days on market $92,000 Active 805 DOM
4. 2026-06-17
   days on market $92,000 Active 804 DOM
5. 2026-06-16
   days on market $92,000 Active 803 DOM
6. 2026-06-15
   days on market $92,000 Active 802 DOM
7. 2026-06-14
   days on market $92,000 Active 800 DOM
8. 2026-06-13
   days on market $92,000 Active 799 DOM
9. 2026-06-10
   days on market $92,000 Active 797 DOM
10. 2026-06-09
    days on market $92,000 Active 796 DOM
11. 2026-06-08
    days on market $92,000 Active 795 DOM
12. 2026-06-07
    days on market $92,000 Active 794 DOM
13. 2026-06-05
    days on market $92,000 Active 791 DOM
14. 2026-06-03
    days on market $92,000 Active 790 DOM
15. 2026-06-02
    days on market $92,000 Active 789 DOM
16. 2026-06-01
    days on market $92,000 Active 788 DOM
17. 2026-05-31
    days on market $92,000 Active 787 DOM
18. 2026-05-30
    days on market $92,000 Active 786 DOM
19. 2025-01-24
    price $92,000 628-char remark

    Show marketing remark (629 chars)

    RESTORATION ALERT! This once gorgeous home is available and ready for the restoration of a lifetime. Be part of the revitalization of HOUMA and bring this property back to life. This home is located in a Neighborhood Commercial District meaning this could serve as a single family home, multi-family home, or a business/office space. The lot is large enough as well to subdivide and add another dwelling in the back OR add parking for a business. There are so many possibilities. Call your favorite REALTOR today to discuss your vision and schedule a showing! AGENTS please read remarks for important information before showing.

20. 2025-01-24
    price $92,000 629-char remark

    Show marketing remark (629 chars)

    RESTORATION ALERT! This once gorgeous home is available and ready for the restoration of a lifetime. Be part of the revitalization of HOUMA and bring this property back to life. This home is located in a Neighborhood Commercial District meaning this could serve as a single family home, multi-family home, or a business/office space. The lot is large enough as well to subdivide and add another dwelling in the back OR add parking for a business. There are so many possibilities. Call your favorite REALTOR today to discuss your vision and schedule a showing! AGENTS please read remarks for important information before showing.

21. 2024-12-11
    listed $99,000 Active 629-char remark

    Show marketing remark (629 chars)

    RESTORATION ALERT! This once gorgeous home is available and ready for the restoration of a lifetime. Be part of the revitalization of HOUMA and bring this property back to life. This home is located in a Neighborhood Commercial District meaning this could serve as a single family home, multi-family home, or a business/office space. The lot is large enough as well to subdivide and add another dwelling in the back OR add parking for a business. There are so many possibilities. Call your favorite REALTOR today to discuss your vision and schedule a showing! AGENTS please read remarks for important information before showing.

22. 2024-12-11
    historical 629-char remark

    Show marketing remark (629 chars)

    RESTORATION ALERT! This once gorgeous home is available and ready for the restoration of a lifetime. Be part of the revitalization of HOUMA and bring this property back to life. This home is located in a Neighborhood Commercial District meaning this could serve as a single family home, multi-family home, or a business/office space. The lot is large enough as well to subdivide and add another dwelling in the back OR add parking for a business. There are so many possibilities. Call your favorite REALTOR today to discuss your vision and schedule a showing! AGENTS please read remarks for important information before showing.

23. 2024-10-11
    price $99,000 629-char remark

    Show marketing remark (628 chars)

    RESTORATION ALERT! This once gorgeous home is available and ready for the restoration of a lifetime. Be part of the revitalization of HOUMA and bring this property back to life. This home is located in a Neighborhood Commercial District meaning this could serve as a single family home, multi-family home, or a business/office space. The lot is large enough as well to subdivide and add another dwelling in the back OR add parking for a business. There are so many possibilities. Call your favorite REALTOR today to discuss your vision and schedule a showing! AGENTS please read remarks for important information before showing.

24. 2024-10-11
    price $99,000 628-char remark

    Show marketing remark (628 chars)

    RESTORATION ALERT! This once gorgeous home is available and ready for the restoration of a lifetime. Be part of the revitalization of HOUMA and bring this property back to life. This home is located in a Neighborhood Commercial District meaning this could serve as a single family home, multi-family home, or a business/office space. The lot is large enough as well to subdivide and add another dwelling in the back OR add parking for a business. There are so many possibilities. Call your favorite REALTOR today to discuss your vision and schedule a showing! AGENTS please read remarks for important information before showing.

25. 2024-04-04
    listed $129,000 Active 628-char remark

    Show marketing remark (629 chars)

    RESTORATION ALERT! This once gorgeous home is available and ready for the restoration of a lifetime. Be part of the revitalization of HOUMA and bring this property back to life. This home is located in a Neighborhood Commercial District meaning this could serve as a single family home, multi-family home, or a business/office space. The lot is large enough as well to subdivide and add another dwelling in the back OR add parking for a business. There are so many possibilities. Call your favorite REALTOR today to discuss your vision and schedule a showing! AGENTS please read remarks for important information before showing.

26. 2024-04-04
    listed $129,000 Active 629-char remark

    Show marketing remark (629 chars)

    RESTORATION ALERT! This once gorgeous home is available and ready for the restoration of a lifetime. Be part of the revitalization of HOUMA and bring this property back to life. This home is located in a Neighborhood Commercial District meaning this could serve as a single family home, multi-family home, or a business/office space. The lot is large enough as well to subdivide and add another dwelling in the back OR add parking for a business. There are so many possibilities. Call your favorite REALTOR today to discuss your vision and schedule a showing! AGENTS please read remarks for important information before showing.

27. 2024-03-22
    historical
28. 2024-03-11
    price $129,000
29. 2023-09-21
    listed $140,000 Active
30. 2023-09-21
    listed $129,000
31. 2003-09-26
    soldstatus
32. 1996-03-11
    soldstatus $48,000

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $734 · $61/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 6/10 Major FEMA zone X (unshaded) · 55% 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: $16,833
• − Mortgage interest: −$5,153
• − Property taxes: −$734
• − Insurance: −$460
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$2,676
• Taxable income: $5,116
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $5,087/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

+91.7% since first listed

14 events — show timeline

• 2025-01-24 Price Changed $92,000 AcadianaMLS
• 2025-01-24 Price Changed $92,000 GBRMLS
• 2024-12-11 Listed $99,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-10-11 Price Changed $99,000 GBRMLS
• 2024-10-11 Price Changed $99,000 AcadianaMLS
• 2024-04-04 Listed $129,000 GBRMLS
• 2024-04-04 Listed $129,000 AcadianaMLS
• 2024-03-22 Delisted — GBRMLS
• 2024-03-11 Price Changed $129,000 GBRMLS
• 2023-09-21 Listed $129,000 AcadianaMLS
• 2023-09-21 Listed $140,000 GBRMLS
• 2003-09-26 Sold (Public Records) — Public Records
• 1996-03-11 Sold (Public Records) $48,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $734 · -1.7% YoY. Source: county tax records.