3728 Thomas Dr · Houma, LA 70363

$109,000

3 bd · 1.5 ba · 1,296 sqft · Other public records · 64 Days on market

Built 1983 6,969 sqft lot $84/sqft · 20% below area Est $134k · 18% 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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom, 1.5 bathroom with bonus room that can be used as 4th bedroom. Updated ceramic flooring throughout! Exterior paint and newer roof! Large 2-car carport, screened patio, and fenced backyard. Open living/kitchen layout. New quartz counters in kitchen add style and functionality.

Key facts

• Ceramic flooring
• Screened patio
• Exterior paint

Tags

• BONUS ROOM
• CERAMIC FLOORING
• EXTERIOR PAINT
• NEWER ROOF
• SCREENED PATIO
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $109k.

Deal economics

• At list price, monthly cash flow is $12 ($148/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 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 $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.31% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.26%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (median comp): $133,722
• List price: $109,000
• Delta: -18.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-16,635
• Equity at exit: $16,252

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-12,491
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$45
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $12

Break-even live

Break-even rent $1,408

Max offer price $109,000

Occupancy floor 94%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $109,000 Active 64 DOM
2. 2026-06-18
   days on market $109,000 Active 63 DOM
3. 2026-06-17
   days on market $109,000 Active 62 DOM
4. 2026-06-16
   days on market $109,000 Active 61 DOM
5. 2026-06-15
   days on market $109,000 Active 60 DOM
6. 2026-06-14
   days on market $109,000 Active 58 DOM
7. 2026-06-13
   days on market $109,000 Active 57 DOM
8. 2026-06-10
   days on market $109,000 Active 55 DOM
9. 2026-06-09
   days on market $109,000 Active 54 DOM
10. 2026-06-08
    days on market $109,000 Active 53 DOM
11. 2026-06-07
    days on market $109,000 Active 52 DOM
12. 2026-06-05
    days on market $109,000 Active 49 DOM
13. 2026-06-03
    days on market $109,000 Active 48 DOM
14. 2026-06-03
    price $109,000 Active 47 DOM
15. 2026-06-02
    days on market $119,000 Active 47 DOM
16. 2026-06-01
    days on market $119,000 Active 46 DOM
17. 2026-05-31
    days on market $119,000 Active 45 DOM
18. 2026-05-30
    days on market $119,000 Active 44 DOM
19. 2026-04-29
    price $119,000 295-char remark

    Show marketing remark (295 chars)

    Spacious 3 bedroom, 1.5 bathroom with bonus room that can be used as 4th bedroom. Updated ceramic flooring throughout! Exterior paint and newer roof! Large 2-car carport, screened patio, and fenced backyard. Open living/kitchen layout. New quartz counters in kitchen add style and functionality.

20. 2026-04-29
    price $119,000 295-char remark

    Show marketing remark (295 chars)

    Spacious 3 bedroom, 1.5 bathroom with bonus room that can be used as 4th bedroom. Updated ceramic flooring throughout! Exterior paint and newer roof! Large 2-car carport, screened patio, and fenced backyard. Open living/kitchen layout. New quartz counters in kitchen add style and functionality.

21. 2026-04-16
    listed $129,000 Active 295-char remark

    Show marketing remark (295 chars)

    Spacious 3 bedroom, 1.5 bathroom with bonus room that can be used as 4th bedroom. Updated ceramic flooring throughout! Exterior paint and newer roof! Large 2-car carport, screened patio, and fenced backyard. Open living/kitchen layout. New quartz counters in kitchen add style and functionality.

22. 2026-04-16
    listed $129,000 Active 295-char remark

    Show marketing remark (295 chars)

    Spacious 3 bedroom, 1.5 bathroom with bonus room that can be used as 4th bedroom. Updated ceramic flooring throughout! Exterior paint and newer roof! Large 2-car carport, screened patio, and fenced backyard. Open living/kitchen layout. New quartz counters in kitchen add style and functionality.

23. 2025-05-05
    soldstatus $135,000
24. 2019-02-06
    soldstatus
25. 2018-11-03
    listed $37,800
26. 2018-11-03
    listed $37,800
27. 1995-02-06
    soldstatus $49,000

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $825 · $69/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 9/10 Extreme FEMA zone AE · 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: $17,083
• − Mortgage interest: −$6,106
• − Property taxes: −$825
• − Insurance: −$5,664
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$3,171
• Taxable loss: −$1,415
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $488/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

• 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

+142.9% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $119,000 AcadianaMLS
• 2026-04-29 Price Changed $119,000 GBRMLS
• 2026-04-16 Listed $129,000 GBRMLS
• 2026-04-16 Listed $129,000 AcadianaMLS
• 2025-05-05 Sold (Public Records) $135,000 Public Records
• 2019-02-06 Sold (MLS) — GBRMLS
• 2018-11-03 Listed $37,800 AcadianaMLS
• 2018-11-03 Listed $37,800 GBRMLS
• 1995-02-06 Sold (Public Records) $49,000 Public Records

Property tax history

+34.4%/yr

Latest (2025): $825 · -2.0% YoY. Source: county tax records.