317 Canal St · Houma, LA 70360

$175,000

4 bd · 3.5 ba · 2,723 sqft · SingleFamily · 137 Days on market

Built 1900 6,534 sqft lot $64/sqft · 15% below area Est $207k · 15% under ↓ 12% since listing

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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 +25.2/30.0
• ARV discount +14.4/15.0
• DSCR +8.2/10.0
• 1% rule +5.3/10.0
• 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

Located in the heart of downtown Houma, this 4-bedroom, 3.5-bath property offers 2,075 sq ft of versatile space with C1 zoning, allowing for residential or commercial use. Originally built in the early 1900s with an addition completed in the 1930s, the home features custom details throughout, including a welcoming entry with two chandeliers, original oak flooring downstairs, and 12-foot ceilings with tall windows that provide natural light and a sense of openness. The layout offers ample storage and strong potential for a variety of uses. Recent updates include a new roof and sheetrock installed following Hurricane Ida. Conveniently located near the courthouse, post office, schools, churches, restaurants, and just one block from local parade routes, this property is well positioned for both living and business opportunities.

Key facts

• C1 zoning
• Natural light
• 12 foot ceilings

Tags

• C1 ZONING
• ORIGINAL OAK FLOORING
• 12 FOOT CEILINGS
• NATURAL LIGHT
• NEW ROOF
• SHEETROCK INSTALLED

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Rents rising (+2.8%/yr); 355 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1900 — 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 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?
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: 1.03% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (median comp): $206,643
• List price: $175,000
• Delta: -15.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
851 Wood St	0.51mi	3/3.0 (-1)	2,684 (-1%)	1mo	$315,000	$117	66
213 Wilson Ave	0.40mi	4/3.0	3,006 (+10%)	13mo	$279,000	$93	51
121 Second St	0.66mi	4/2.5	2,426 (-11%)	4mo	$299,000	$123	43
116 Wolff Pkwy	0.60mi	4/2.0	2,357 (-13%)	16mo	$216,900	$92	30

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,928
• Equity at exit: $26,093

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $26,906
• Equity at exit: $15,131

Cash invested: $49,000 (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: 355
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $390

Break-even live

Break-even rent $1,317

Max offer price $175,000

Occupancy floor 73%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $175,000 Active 137 DOM
2. 2026-06-18
   days on market $175,000 Active 136 DOM
3. 2026-06-17
   days on market $175,000 Active 135 DOM
4. 2026-06-16
   days on market $175,000 Active 134 DOM
5. 2026-06-15
   days on market $175,000 Active 133 DOM
6. 2026-06-14
   days on market $175,000 Active 131 DOM
7. 2026-06-13
   days on market $175,000 Active 130 DOM
8. 2026-06-10
   days on market $175,000 Active 128 DOM
9. 2026-06-09
   days on market $175,000 Active 127 DOM
10. 2026-06-08
    days on market $175,000 Active 126 DOM
11. 2026-06-07
    days on market $175,000 Active 125 DOM
12. 2026-06-05
    days on market $175,000 Active 122 DOM
13. 2026-06-03
    days on market $175,000 Active 121 DOM
14. 2026-06-02
    days on market $175,000 Active 120 DOM
15. 2026-06-01
    days on market $175,000 Active 119 DOM
16. 2026-05-31
    days on market $175,000 Active 118 DOM
17. 2026-05-30
    days on market $175,000 Active 117 DOM
18. 2026-02-03
    listed $175,000 Active 836-char remark

    Show marketing remark (836 chars)

    Located in the heart of downtown Houma, this 4-bedroom, 3.5-bath property offers 2,075 sq ft of versatile space with C1 zoning, allowing for residential or commercial use. Originally built in the early 1900s with an addition completed in the 1930s, the home features custom details throughout, including a welcoming entry with two chandeliers, original oak flooring downstairs, and 12-foot ceilings with tall windows that provide natural light and a sense of openness. The layout offers ample storage and strong potential for a variety of uses. Recent updates include a new roof and sheetrock installed following Hurricane Ida. Conveniently located near the courthouse, post office, schools, churches, restaurants, and just one block from local parade routes, this property is well positioned for both living and business opportunities.

19. 2026-02-03
    listed $175,000 Active 836-char remark

    Show marketing remark (836 chars)

    Located in the heart of downtown Houma, this 4-bedroom, 3.5-bath property offers 2,075 sq ft of versatile space with C1 zoning, allowing for residential or commercial use. Originally built in the early 1900s with an addition completed in the 1930s, the home features custom details throughout, including a welcoming entry with two chandeliers, original oak flooring downstairs, and 12-foot ceilings with tall windows that provide natural light and a sense of openness. The layout offers ample storage and strong potential for a variety of uses. Recent updates include a new roof and sheetrock installed following Hurricane Ida. Conveniently located near the courthouse, post office, schools, churches, restaurants, and just one block from local parade routes, this property is well positioned for both living and business opportunities.

20. 2025-07-02
    price $175,000
21. 2025-07-02
    status Active
22. 2025-07-02
    price $175,000
23. 2025-02-04
    status Active
24. 2024-12-11
    listed $169,900 Active
25. 2024-12-11
    historical
26. 2024-07-31
    price $169,900
27. 2023-10-25
    price $179,000
28. 2023-02-28
    price $190,000
29. 2022-11-01
    listed $200,000 Active
30. 2022-11-01
    listed $169,900 Active
31. 1981-08-13
    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: $597 · $50/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$366/yr (+$30/mo · 61.2%)

ⓘ 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) · 57% 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: $21,726
• − Mortgage interest: −$9,803
• − Property taxes: −$597
• − Insurance: −$875
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$5,091
• Taxable income: $1,884
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $4,227/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
• County: Terrebonne Parish · 57,290 people
• City population: 57,290
• 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

-12.5% since first listed

14 events — show timeline

• 2026-02-03 Listed $175,000 AcadianaMLS
• 2026-02-03 Listed $175,000 GBRMLS
• 2025-07-02 Price Changed $175,000 AcadianaMLS
• 2025-07-02 Relisted — GBRMLS
• 2025-07-02 Price Changed $175,000 GBRMLS
• 2025-02-04 Relisted — GBRMLS
• 2024-12-11 Listed $169,900 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-07-31 Price Changed $169,900 GBRMLS
• 2023-10-25 Price Changed $179,000 GBRMLS
• 2023-02-28 Price Changed $190,000 GBRMLS
• 2022-11-01 Listed $169,900 AcadianaMLS
• 2022-11-01 Listed $200,000 GBRMLS
• 1981-08-13 Sold (Public Records) — Public Records

Property tax history

+16.8%/yr

Latest (2025): $597 · -2.3% YoY. Source: county tax records.