162 Carlos St · Bayou Cane, LA 70364

$115,000

3 bd · 2.0 ba · 1,050 sqft · Other public records · 506 Days on market

Built 1965 4,791 sqft lot $110/sqft · 39% above area Est $79k · 46% over

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Why this score? — see what drove the C 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking to add to your investment portfolio? Then this tenant occupied property is a must see. Don’t miss out. Call today, for your private showing!

Key facts

• 4,791 sq ft lot
• Built 1965
• Listed 505 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 312 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 506 days — a 12% lower offer ($101k) 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 $13k; list at $115k implies a 785% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 506 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 1965 — 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: 1.21% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.55%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

• ARV (median comp): $79,024
• List price: $115,000
• Delta: 45.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.3%
• Equity multiple: 1.25×
• Total profit: $7,892
• Equity at exit: $17,147

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $40,900
• Equity at exit: $9,943

Cash invested: $32,200 (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: 312
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$603
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $417

Break-even live

Break-even rent $867

Max offer price $115,000

Occupancy floor 65%

Sensitivity live

Price	-10% $482	-5% $450	+0% $417	+5% $385	+10% $352
Rent	-10% $307	-5% $362	+0% $417	+5% $472	+10% $527
Rate	-1.0pp $475	-0.5pp $446	base $417	+0.5pp $387	+1.0pp $357

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Marcel Ln Unit A Houma, LA	2.0	1.0	908	$1,350	$1.49	45d	1	0.33mi
108 Marcel Ln Unit B Houma, LA	2.0	1.0	908	$1,350	$1.49	45d	1	0.38mi
208 Monarch Dr Unit 103-A Houma, LA	2.0	1.0	775	$1,000	$1.29	45d	1	0.39mi
100 Belmere Luxury Ct Houma, LA	1.0–3.0	1.0–2.0	1076	$1,645	$1.53	45d	27	1.15mi
735 A School St Unit A Houma, LA	3.0	2.0	1450	$1,600	$1.10	45d	1	1.26mi
1140 Church St Unit B Houma, LA	2.0	1.0	1000	$1,150	$1.15	45d	1	1.28mi
461 S Hollywood Rd Houma, LA	1.0–3.0	1.0–2.0	1140	$1,575	$1.38	45d	17	1.43mi
179 Garnet St Unit B Houma, LA	3.0	1.0	1100	$1,200	$1.09	45d	1	1.44mi

Listing history 22 events

1. 2026-06-21
   days on market $115,000 Active 506 DOM
2. 2026-06-19
   days on market $115,000 Active 504 DOM
3. 2026-06-18
   days on market $115,000 Active 503 DOM
4. 2026-06-17
   days on market $115,000 Active 502 DOM
5. 2026-06-16
   days on market $115,000 Active 501 DOM
6. 2026-06-15
   days on market $115,000 Active 500 DOM
7. 2026-06-14
   days on market $115,000 Active 498 DOM
8. 2026-06-13
   days on market $115,000 Active 497 DOM
9. 2026-06-10
   days on market $115,000 Active 495 DOM
10. 2026-06-09
    days on market $115,000 Active 494 DOM
11. 2026-06-08
    days on market $115,000 Active 493 DOM
12. 2026-06-07
    days on market $115,000 Active 492 DOM
13. 2026-06-05
    days on market $115,000 Active 489 DOM
14. 2026-06-03
    days on market $115,000 Active 488 DOM
15. 2026-06-02
    days on market $115,000 Active 487 DOM
16. 2026-06-01
    days on market $115,000 Active 486 DOM
17. 2026-05-31
    days on market $115,000 Active 485 DOM
18. 2026-05-30
    days on market $115,000 Active 484 DOM
19. 2025-01-31
    listed $115,000 Active 162-char remark

    Show marketing remark (156 chars)

    Are you looking to add to your investment portfolio? Then this tenant occupied property is a must see. Don't miss out. Call today, for your private showing!

20. 2025-01-31
    listed $115,000 Active 156-char remark

    Show marketing remark (156 chars)

    Are you looking to add to your investment portfolio? Then this tenant occupied property is a must see. Don't miss out. Call today, for your private showing!

21. 2003-09-26
    soldstatus
22. 1976-03-31
    soldstatus $13,000

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$225/yr (+$19/mo · 55.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% 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: $16,741
• − Mortgage interest: −$6,442
• − Property taxes: −$407
• − Insurance: −$575
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,345
• Taxable income: $3,293
• Est. tax owed @ 24.0%: −$790
• After-tax cash flow: $4,216/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): 28,716
• 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

+784.6% since first listed

4 events — show timeline

• 2025-01-31 Listed $115,000 AcadianaMLS
• 2025-01-31 Listed $115,000 GBRMLS
• 2003-09-26 Sold (Public Records) — Public Records
• 1976-03-31 Sold (Public Records) $13,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $407 · -1.7% YoY. Source: county tax records.