1748 Acadian Dr · Houma, LA 70363

$135,000

3 bd · 2.0 ba · 1,746 sqft · SingleFamily · 4 Days on market

Built 1972 6,534 sqft lot $77/sqft · 19% below area Est $166k · 19% under

---

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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• 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

Priced well below appraisal for quick sale. This home has post-Ida roof and most of walls and floors were re-done after Ida. Bonus features in this house include a large butler pantry and bonus room in the back that can be used as a guest bedroom. Flood Zone X. 220-square feet detached shed that has window unit AC, flooring and insulated walls, perfect to house a part-time business. Water heater less than six years old!

Key facts

• Bonus room
• Butler pantry
• 6,534 sq ft lot

Tags

• BUTLER PANTRY
• BONUS ROOM

Property features AI

Exterior

• Parking: 4 parking spaces; Covered parking; Off-street parking; Driveway; Unpaved parking surface
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story; Updated/remodeled
• Construction: Aluminum siding and brick exterior; Composition roof; Slab foundation; Built as a residential single-family home
• Exterior features: No fencing; Lot approximately 75 x 85 (0.15 acre)

Interior

• Kitchen: Gas cooktop; Dishwasher; Refrigerator
• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (0.2% below list).
• Recommended offer: $135k (0.2% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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; 1 comparable units currently listed for rent nearby; 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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.
• Climate carrying-cost: severe 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 $134,700 (0.2% below list)

Questions for the listing agent

1. Built in 1972 — 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: 1.00% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (median comp): $166,205
• List price: $135,000
• Delta: -18.78%
• 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
1748 Acadian Dr	0.00mi	3/2.0	1,746 (0%)	1mo	$135,000	$77	100
303 Swan Ave	0.43mi	3/2.0	1,754 (+0%)	2mo	$179,000	$102	78
1417 Keith St	0.30mi	4/2.0 (+1)	1,701 (-3%)	3mo	$185,000	$109	74
418 Hibernia Pl	0.27mi	4/2.0 (+1)	1,554 (-11%)	1mo	$189,900	$122	63
2204 Acadian Dr	0.59mi	3/2.0	1,632 (-6%)	3mo	$121,000	$74	59
517 Paris Ln	0.38mi	3/2.0	1,979 (+13%)	3mo	$225,000	$114	57
220 Glenwood Dr	0.63mi	4/2.0 (+1)	1,676 (-4%)	3mo	$94,900	$57	57
314 Melody Dr	0.68mi	3/2.0	1,854 (+6%)	3mo	$190,000	$102	55
2101 Mary Hughes Dr	0.53mi	4/2.0 (+1)	1,902 (+9%)	1mo	$189,000	$99	54
308 Melody Dr	0.64mi	3/2.0	1,573 (-10%)	1mo	$149,900	$95	53
211 Melody Dr	0.56mi	3/2.0	1,989 (+14%)	1mo	$165,000	$83	50
600 Oaklawn Dr	0.59mi	3/2.0	1,502 (-14%)	3mo	$139,000	$93	46

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-12,440
• Equity at exit: $20,129

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,345
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$85 /mo · $1,026/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $148

Break-even live

Break-even rent $1,160

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $224	-5% $186	+0% $148	+5% $110	+10% $72
Rent	-10% $42	-5% $95	+0% $148	+5% $201	+10% $254
Rate	-1.0pp $216	-0.5pp $182	base $148	+0.5pp $113	+1.0pp $77

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Laban Ave Houma, LA	1.0–3.0	1.0–1.5	896	$1,347	$1.50	44d	41	0.35mi

Listing history 15 events

1. 2026-05-10
   status Pending 423-char remark

   Show marketing remark (423 chars)

   Priced well below appraisal for quick sale. This home has post-Ida roof and most of walls and floors were re-done after Ida. Bonus features in this house include a large butler pantry and bonus room in the back that can be used as a guest bedroom. Flood Zone X. 220-square feet detached shed that has window unit AC, flooring and insulated walls, perfect to house a part-time business. Water heater less than six years old!

2. 2026-05-10
   status Pending 423-char remark

   Show marketing remark (423 chars)

   Priced well below appraisal for quick sale. This home has post-Ida roof and most of walls and floors were re-done after Ida. Bonus features in this house include a large butler pantry and bonus room in the back that can be used as a guest bedroom. Flood Zone X. 220-square feet detached shed that has window unit AC, flooring and insulated walls, perfect to house a part-time business. Water heater less than six years old!

3. 2026-05-05
   listed $135,000 Active 423-char remark

   Show marketing remark (423 chars)

   Priced well below appraisal for quick sale. This home has post-Ida roof and most of walls and floors were re-done after Ida. Bonus features in this house include a large butler pantry and bonus room in the back that can be used as a guest bedroom. Flood Zone X. 220-square feet detached shed that has window unit AC, flooring and insulated walls, perfect to house a part-time business. Water heater less than six years old!

4. 2026-05-05
   listed $135,000 Active 423-char remark

   Show marketing remark (423 chars)

   Priced well below appraisal for quick sale. This home has post-Ida roof and most of walls and floors were re-done after Ida. Bonus features in this house include a large butler pantry and bonus room in the back that can be used as a guest bedroom. Flood Zone X. 220-square feet detached shed that has window unit AC, flooring and insulated walls, perfect to house a part-time business. Water heater less than six years old!

5. 2025-12-18
   soldstatus Closed

   Show marketing remark (349 chars)

   Cute house in X Flood Zone for sale. Unique features include a Butler's Pantry (butler not included), den with lots of windows, bonus room off den (that is currently being used as a fourth bedroom) and 220-square foot detached workshop with electricity and window unit for cooling. Hot Water Heater (located in storage near carport) is 5.5 years old

6. 2025-12-07
   status Pending

   Show marketing remark (349 chars)

   Cute house in X Flood Zone for sale. Unique features include a Butler's Pantry (butler not included), den with lots of windows, bonus room off den (that is currently being used as a fourth bedroom) and 220-square foot detached workshop with electricity and window unit for cooling. Hot Water Heater (located in storage near carport) is 5.5 years old

7. 2025-11-25
   listed $159,000 Active

   Show marketing remark (349 chars)

   Cute house in X Flood Zone for sale. Unique features include a Butler's Pantry (butler not included), den with lots of windows, bonus room off den (that is currently being used as a fourth bedroom) and 220-square foot detached workshop with electricity and window unit for cooling. Hot Water Heater (located in storage near carport) is 5.5 years old

8. 2025-11-25
   listed $159,000 Active

   Show marketing remark (349 chars)

   Cute house in X Flood Zone for sale. Unique features include a Butler's Pantry (butler not included), den with lots of windows, bonus room off den (that is currently being used as a fourth bedroom) and 220-square foot detached workshop with electricity and window unit for cooling. Hot Water Heater (located in storage near carport) is 5.5 years old

9. 2022-06-07
   soldstatus $110,000
10. 2016-05-19
    soldstatus $45,000
11. 2004-07-07
    listed $88,000
12. 2004-06-30
    soldstatus $75,000
13. 2004-04-15
    listed $79,200
14. 2003-10-15
    soldstatus
15. 2001-02-23
    soldstatus $85,900

ⓘ 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: $1,026 · $85/mo
• Projected year-2 tax: $1,026 · $85/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) · 97% 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: $16,164
• − Mortgage interest: −$7,562
• − Property taxes: −$1,026
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$3,927
• Taxable loss: −$410
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $1,874/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

+45.5% since first listed

18 events — show timeline

• 2026-06-03 Sold (Public Records) $125,000 Public Records
• 2026-06-02 Sold (MLS) — AcadianaMLS
• 2026-06-02 Sold (MLS) — GBRMLS
• 2026-05-10 Pending — AcadianaMLS
• 2026-05-10 Pending — GBRMLS
• 2026-05-05 Listed $135,000 AcadianaMLS
• 2026-05-05 Listed $135,000 GBRMLS
• 2025-12-18 Sold (MLS) — GBRMLS
• 2025-12-07 Pending — GBRMLS
• 2025-11-25 Listed $159,000 GBRMLS
• 2025-11-25 Listed $159,000 AcadianaMLS
• 2022-06-07 Sold (Public Records) $110,000 Public Records
• 2016-05-19 Sold (Public Records) $45,000 Public Records
• 2004-07-07 Listed $88,000 AcadianaMLS
• 2004-06-30 Sold (Public Records) $75,000 Public Records
• 2004-04-15 Listed $79,200 AcadianaMLS
• 2003-10-15 Sold (Public Records) — Public Records
• 2001-02-23 Sold (Public Records) $85,900 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,026 · -1.9% YoY. Source: county tax records.