207 Marmande St · Houma, LA 70363

$90,000

3 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 8 Days on market

Built 1950 5,227 sqft lot Est $72k · 25% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

This home features 3 bedrooms, as well as a spacious living and dining room that flows. The custom cabinets, gas cooktop, and wall oven make the kitchen truly special and welcoming. The backyard has a covered patio and is fenced in. Detached garage and storage shed with washer and dryer hookups provide additional storage and convenience. Flood zone X no flood insurance required.

Key facts

• Gas cooktop
• Wall oven
• Custom cabinets

Tags

• CUSTOM CABINETS
• GAS COOKTOP
• WALL OVEN
• COVERED PATIO
• FENCED BACKYARD
• DETACHED GARAGE

Property features AI

Finance

• Other: Located in the Engeron subdivision

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Wood siding; Block foundation; Shingle roof; Built with approximately 2,113 square feet
• Exterior features: Covered patio/porch; Storm door(s); Chain link fencing

Interior

• Kitchen: Gas cooktop; Oven; Range
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Crown molding; Shutters on windows
• Laundry & utility: Washer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.3% 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; 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 $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y ago 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; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $90,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.53%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $71,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 Hellier St	0.29mi	3/2.0	1,350 (-0%)	1mo	$160,000	$119	81
314 Marmande Ave	0.10mi	3/2.0	1,477 (+9%)	7mo	$124,999	$85	71
8583 Main St	0.39mi	2/1.0 (-1)	1,347 (-1%)	8mo	$71,760	$53	69
201 Walnut St	0.50mi	3/2.0	1,360 (+0%)	5mo	$45,000	$33	68
415 Marmande St	0.19mi	3/2.0	1,514 (+12%)	6mo	$64,900	$43	62
500 Ash Dr	0.35mi	3/2.0	1,500 (+11%)	1mo	$51,700	$34	61
1300 Honduras St	0.70mi	3/2.0	1,413 (+4%)	2mo	$139,500	$99	55
616 Beatrice St	0.50mi	3/1.5	1,217 (-10%)	5mo	$120,000	$99	53
8612 Park Ave	0.48mi	3/1.0	1,190 (-12%)	6mo	$50,000	$42	52
129 Pecan St	0.39mi	2/2.0 (-1)	1,200 (-12%)	4mo	$49,900	$42	50
108 Gustave Ct	0.60mi	3/2.0	1,521 (+12%)	2mo	$68,000	$45	46
1403 Honduras St	0.64mi	2/1.0 (-1)	1,235 (-9%)	8mo	$125,000	$101	44

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $10,009
• Equity at exit: $13,419

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $40,454
• Equity at exit: $7,782

Cash invested: $25,200 (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 70363

• Active inventory: 206
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$472
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $386

Break-even live

Break-even rent $800

Max offer price $90,000

Occupancy floor 65%

Sensitivity live

Price	-10% $437	-5% $411	+0% $386	+5% $360	+10% $335
Rent	-10% $284	-5% $335	+0% $386	+5% $437	+10% $488
Rate	-1.0pp $431	-0.5pp $409	base $386	+0.5pp $362	+1.0pp $339

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.50mi
735 A School St Unit A Houma, LA	3.0	2.0	1450	$1,600	$1.10	44d	1	0.68mi
717 Wood St Houma, LA	3.0	2.0	1534	$1,300	$0.85	44d	1	0.74mi
211 Saint Malo St Houma, LA	3.0	1.0	951	$1,050	$1.10	44d	1	0.74mi
100 Chateau Ct Houma, LA	2.0	2.5	988	$1,262	$1.28	44d	5	0.76mi
1300 Laban Ave Houma, LA	1.0–3.0	1.0–1.5	896	$1,347	$1.50	44d	41	1.05mi
1140 Church St Unit B Houma, LA	2.0	1.0	1000	$1,150	$1.15	44d	1	1.14mi

Listing history 8 events

1. 2026-06-19
   days on market $90,000 Active 8 DOM
2. 2026-06-18
   days on market $90,000 Active 7 DOM
3. 2026-06-17
   days on market $90,000 Active 6 DOM
4. 2026-06-16
   days on market $90,000 Active 5 DOM
5. 2026-06-15
   days on market $90,000 Active 4 DOM
6. 2026-06-14
   days on market $90,000 Active 2 DOM
7. 2026-06-13
   remarks 381-char remark
8. 2026-06-13
   listed $90,000 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: $673 · $56/mo
• Projected year-2 tax: $673 · $56/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) · 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: $15,460
• − Mortgage interest: −$5,041
• − Property taxes: −$673
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,618
• Taxable income: $3,406
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $3,811/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

+6.5% since first listed

10 events — show timeline

• 2026-06-11 Listed $90,000 GBRMLS
• 2026-06-11 Listed $90,000 AcadianaMLS
• 2022-12-31 Delisted — GBRMLS
• 2022-12-30 Pending — GBRMLS
• 2022-11-09 Listed $97,500 AcadianaMLS
• 2022-11-09 Listed $97,500 GBRMLS
• 2015-06-04 Sold (Public Records) $88,000 Public Records
• 2015-06-04 Sold (MLS) — GBRMLS
• 2014-11-11 Listed $84,500 AcadianaMLS
• 2014-11-11 Listed $84,500 GBRMLS

Property tax history

+22.4%/yr

Latest (2025): $673 · -2.3% YoY. Source: county tax records.