109 Rosewood Dr · Houma, LA 70360

$137,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 351 Days on market

Built 1957 $150/sqft · 8% below area Est $185k · 26% under ↓ 24% since listing

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• 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

This 3 bedroom, 1 bath quaint cottage home in Citadel Subdivision offers a timeless, merriment enriched history in a quiet neighborhood in close proximity to Mulberry Park & Mulberry Elementary. You'll have your 1,132 sqft intimate, comfortable living space inside and your large open yard for the extra social entertaining, play, or relaxation outside. There's a 20x20 workshop for hobbies, storage, or potential office, mancave, or she-shed. This home has custom built kitchen cabinets with a gas range/oven, laminate wood flooring in the kitchen and living room, ceiling fans throughout, carpeted bedrooms, & AC window units for energy efficiency. The attached one car carport is waiting for you to add a swing of your own. Owners added a wooden ramp to the side access door, with original steps available set to the side, for whichever one is more convenient for your needs.

Key facts

• Large open yard
• Ceiling fans
• 20x20 workshop

Tags

• LARGE OPEN YARD
• 20X20 WORKSHOP
• CUSTOM BUILT KITCHEN CABINETS
• GAS RANGE OVEN
• LAMINATE WOOD FLOORING
• CEILING FANS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $137k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 2 comparable units currently listed for rent nearby; 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 $947 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1957 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 351 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (median comp): $184,908
• List price: $137,000
• Delta: -25.91%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Windham Dr	0.59mi	3/1.0	804 (-12%)	2mo	$92,500	$115	51

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-11,369
• Equity at exit: $20,427

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $3,360
• Equity at exit: $11,845

Cash invested: $38,360 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$57
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $174

Break-even live

Break-even rent $1,167

Max offer price $137,000

Occupancy floor 82%

Sensitivity live

Price	-10% $251	-5% $213	+0% $174	+5% $135	+10% $96
Rent	-10% $64	-5% $119	+0% $174	+5% $229	+10% $283
Rate	-1.0pp $243	-0.5pp $209	base $174	+0.5pp $138	+1.0pp $102

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 Bayou Black Dr Unit 3 Houma, LA	2.0	1.0	1072	$1,000	$0.93	44d	1	0.73mi
1140 Church St Unit B Houma, LA	2.0	1.0	1000	$1,150	$1.15	44d	1	1.18mi

Listing history 29 events

1. 2026-06-19
   days on market $137,000 Active 351 DOM
2. 2026-06-18
   days on market $137,000 Active 350 DOM
3. 2026-06-17
   days on market $137,000 Active 349 DOM
4. 2026-06-16
   days on market $137,000 Active 348 DOM
5. 2026-06-15
   days on market $137,000 Active 347 DOM
6. 2026-06-14
   days on market $137,000 Active 345 DOM
7. 2026-06-13
   days on market $137,000 Active 344 DOM
8. 2026-06-10
   days on market $137,000 Active 342 DOM
9. 2026-06-09
   days on market $137,000 Active 341 DOM
10. 2026-06-08
    days on market $137,000 Active 340 DOM
11. 2026-06-07
    days on market $137,000 Active 339 DOM
12. 2026-06-05
    days on market $137,000 Active 336 DOM
13. 2026-06-03
    days on market $137,000 Active 335 DOM
14. 2026-06-02
    days on market $137,000 Active 334 DOM
15. 2026-06-01
    days on market $137,000 Active 333 DOM
16. 2026-05-31
    days on market $137,000 Active 332 DOM
17. 2026-05-30
    days on market $137,000 Active 331 DOM
18. 2026-01-10
    price $137,000 886-char remark

    Show marketing remark (889 chars)

    This 3 bedroom, 1 bath quaint cottage home in Citadel Subdivision offers a timeless, merriment enriched history in a quiet neighborhood in close proximity to Mulberry Park & Mulberry Elementary. You'll have your 1,132 sqft intimate, comfortable living space inside and your large open yard for the extra social entertaining, play, or relaxation outside. There's a 20x20 workshop for hobbies, storage, or potential office, mancave, or she-shed. This home has custom built kitchen cabinets with a gas range/oven, laminate wood flooring in the kitchen and living room, ceiling fans throughout, carpeted bedrooms, & AC window units for energy efficiency. The attached one car carport is waiting for you to add a swing of your own. Owners added a wooden ramp to the side access door, with original steps available set to the side, for whichever one is more convenient for your needs.

19. 2026-01-10
    price $137,000 889-char remark

    Show marketing remark (889 chars)

    This 3 bedroom, 1 bath quaint cottage home in Citadel Subdivision offers a timeless, merriment enriched history in a quiet neighborhood in close proximity to Mulberry Park & Mulberry Elementary. You'll have your 1,132 sqft intimate, comfortable living space inside and your large open yard for the extra social entertaining, play, or relaxation outside. There's a 20x20 workshop for hobbies, storage, or potential office, mancave, or she-shed. This home has custom built kitchen cabinets with a gas range/oven, laminate wood flooring in the kitchen and living room, ceiling fans throughout, carpeted bedrooms, & AC window units for energy efficiency. The attached one car carport is waiting for you to add a swing of your own. Owners added a wooden ramp to the side access door, with original steps available set to the side, for whichever one is more convenient for your needs.

20. 2025-06-28
    listed $145,000 Active 886-char remark

    Show marketing remark (889 chars)

    This 3 bedroom, 1 bath quaint cottage home in Citadel Subdivision offers a timeless, merriment enriched history in a quiet neighborhood in close proximity to Mulberry Park & Mulberry Elementary. You'll have your 1,132 sqft intimate, comfortable living space inside and your large open yard for the extra social entertaining, play, or relaxation outside. There's a 20x20 workshop for hobbies, storage, or potential office, mancave, or she-shed. This home has custom built kitchen cabinets with a gas range/oven, laminate wood flooring in the kitchen and living room, ceiling fans throughout, carpeted bedrooms, & AC window units for energy efficiency. The attached one car carport is waiting for you to add a swing of your own. Owners added a wooden ramp to the side access door, with original steps available set to the side, for whichever one is more convenient for your needs.

21. 2025-06-28
    listed $145,000 Active 889-char remark

    Show marketing remark (889 chars)

    This 3 bedroom, 1 bath quaint cottage home in Citadel Subdivision offers a timeless, merriment enriched history in a quiet neighborhood in close proximity to Mulberry Park & Mulberry Elementary. You'll have your 1,132 sqft intimate, comfortable living space inside and your large open yard for the extra social entertaining, play, or relaxation outside. There's a 20x20 workshop for hobbies, storage, or potential office, mancave, or she-shed. This home has custom built kitchen cabinets with a gas range/oven, laminate wood flooring in the kitchen and living room, ceiling fans throughout, carpeted bedrooms, & AC window units for energy efficiency. The attached one car carport is waiting for you to add a swing of your own. Owners added a wooden ramp to the side access door, with original steps available set to the side, for whichever one is more convenient for your needs.

22. 2024-05-14
    listed $145,000 Active
23. 2023-10-31
    listed $157,000
24. 2023-10-24
    historical
25. 2023-07-13
    price $159,000
26. 2023-02-06
    price $165,000
27. 2022-10-23
    listed $180,000 Active
28. 2022-10-23
    listed $159,000
29. 1999-10-12
    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: $961 · $80/mo
• Projected year-2 tax: $961 · $80/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) · 98% 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: $16,647
• − Mortgage interest: −$7,674
• − Property taxes: −$961
• − Insurance: −$1,482
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$3,985
• Taxable loss: −$119
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,115/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

-23.9% since first listed

12 events — show timeline

• 2026-01-10 Price Changed $137,000 AcadianaMLS
• 2026-01-10 Price Changed $137,000 GSREIN
• 2025-06-28 Listed $145,000 GSREIN
• 2025-06-28 Listed $145,000 AcadianaMLS
• 2024-05-14 Listed $145,000 AcadianaMLS
• 2023-10-31 Listed $157,000 AcadianaMLS
• 2023-10-24 Delisted — GBRMLS
• 2023-07-13 Price Changed $159,000 GBRMLS
• 2023-02-06 Price Changed $165,000 GBRMLS
• 2022-10-23 Listed $159,000 AcadianaMLS
• 2022-10-23 Listed $180,000 GBRMLS
• 1999-10-12 Sold (Public Records) — Public Records

Property tax history

+24.8%/yr

Latest (2025): $961 · -2.3% YoY. Source: county tax records.