284 Carlos St · Bayou Cane, LA 70364

$35,400

2 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 119 Days on market

Built 1958 6,534 sqft lot $26/sqft · 80% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

INVESTOR SPECIAL. .. .MOST OF HOME IS ALREADY DOWN TO THE STUDS. MISSING FLOORING AND SUBFLOORING. HOLD HARMLESS AGREEMENT MUST BE SIGNED BEFORE ALL SHOWINGS. ALL MEASUREMENTS PROVIDED BY SELLER TO BE VERIFIED BY BUYER

Key facts

• 6,534 sq ft lot
• Garage
• Built 1958

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 33.2% vs local median 3.3% in Bayou Cane — 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 65/100 on livability (#140 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools F, 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: 311 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $245 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $32,214 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.67% ✓
• Cap rate: 33.23%
• Cash-on-cash: 96.20%
• DSCR: 5.28
• GRM: 2.3

CMA / ARV

• ARV (median comp): $150,840
• List price: $35,400
• Delta: -76.53%
• 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
140 Saxony Dr	0.21mi	2/2.0	1,306 (-4%)	7mo	$179,500	$137	74
248 T Leigh Dr	0.32mi	3/2.0 (+1)	1,391 (+2%)	3mo	$162,000	$116	70
249 J Patrick Dr	0.33mi	3/2.0 (+1)	1,322 (-3%)	5mo	$220,000	$166	67
231 J Patrick Dr	0.37mi	3/2.0 (+1)	1,262 (-7%)	1mo	$213,000	$169	61
385 Garden View Dr	0.43mi	3/2.0 (+1)	1,420 (+4%)	6mo	$179,500	$126	59
513 Wilson Ave	0.68mi	2/2.0	1,409 (+4%)	3mo	$214,500	$152	56
503 Quickie Dr	0.55mi	3/2.0 (+1)	1,488 (+9%)	0mo	$218,000	$147	49
115 Polk St	0.58mi	3/2.0 (+1)	1,446 (+6%)	5mo	$120,000	$83	49
402 Wilson Ave	0.69mi	2/2.0	1,474 (+8%)	4mo	$62,500	$42	46
126 Burkwall Dr	0.62mi	3/2.0 (+1)	1,450 (+7%)	6mo	$199,000	$137	46
509 Quickie Dr	0.54mi	3/2.0 (+1)	1,515 (+11%)	7mo	$210,000	$139	41
123 Adoue St	0.62mi	3/2.0 (+1)	1,554 (+14%)	4mo	$62,000	$40	35

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: 42.0%
• Equity multiple: 2.81×
• Total profit: $17,979
• Equity at exit: $5,278

10-year hold

• IRR: 48.3%
• Equity multiple: 5.74×
• Total profit: $46,953
• Equity at exit: $3,061

Cash invested: $9,912 (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 70364

• Active inventory: 311
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$186
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$15
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $368

Break-even live

Break-even rent $834

Max offer price $35,400

Occupancy floor 67%

Sensitivity live

Price	-10% $388	-5% $378	+0% $368	+5% $358	+10% $348
Rent	-10% $265	-5% $317	+0% $368	+5% $419	+10% $471
Rate	-1.0pp $386	-0.5pp $377	base $368	+0.5pp $359	+1.0pp $350

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: $8,850
• Closing costs: $1,062
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Marcel Ln Unit A Houma, LA	2.0	1.0	908	$1,350	$1.49	44d	1	0.59mi
108 Marcel Ln Unit B Houma, LA	2.0	1.0	908	$1,350	$1.49	44d	1	0.64mi
735 A School St Unit A Houma, LA	3.0	2.0	1450	$1,600	$1.10	44d	1	1.13mi
717 Wood St Houma, LA	3.0	2.0	1534	$1,300	$0.85	44d	1	1.17mi
179 Garnet St Unit B Houma, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	1.23mi
1140 Church St Unit B Houma, LA	2.0	1.0	1000	$1,150	$1.15	44d	1	1.27mi
100 Belmere Luxury Ct Houma, LA	1.0–3.0	1.0–2.0	1076	$1,455	$1.35	44d	27	1.38mi
400 Westside Blvd Houma, LA	2.0–3.0	1.0–1.5	906	$995	$1.10	44d	5	1.49mi

Listing history 19 events

1. 2026-06-19
   days on market $35,400 Active 119 DOM
2. 2026-06-18
   days on market $35,400 Active 118 DOM
3. 2026-06-17
   days on market $35,400 Active 117 DOM
4. 2026-06-16
   days on market $35,400 Active 116 DOM
5. 2026-06-15
   days on market $35,400 Active 115 DOM
6. 2026-06-14
   days on market $35,400 Active 113 DOM
7. 2026-06-13
   days on market $35,400 Active 112 DOM
8. 2026-06-10
   days on market $35,400 Active 110 DOM
9. 2026-06-09
   days on market $35,400 Active 109 DOM
10. 2026-06-08
    days on market $35,400 Active 108 DOM
11. 2026-06-07
    days on market $35,400 Active 107 DOM
12. 2026-06-05
    days on market $35,400 Active 104 DOM
13. 2026-06-03
    days on market $35,400 Active 103 DOM
14. 2026-06-02
    days on market $35,400 Active 102 DOM
15. 2026-06-01
    days on market $35,400 Active 101 DOM
16. 2026-05-31
    days on market $35,400 Active 100 DOM
17. 2026-05-30
    days on market $35,400 Active 99 DOM
18. 2026-01-16
    listed $35,400 Active 218-char remark

    Show marketing remark (216 chars)

    INVESTOR SPECIAL....MOST OF HOME IS ALREADY DOWN TO THE STUDS. MISSING FLOORING AND SUBFLOORING. HOLD HARMLESS AGREEMENT MUST BE SIGNED BEFORE ALL SHOWINGS. ALL MEASUREMENTS PROVIDED BY SELLER TO BE VERIFIED BY BUYER

19. 2026-01-16
    listed $35,400 Active 216-char remark

    Show marketing remark (216 chars)

    INVESTOR SPECIAL....MOST OF HOME IS ALREADY DOWN TO THE STUDS. MISSING FLOORING AND SUBFLOORING. HOLD HARMLESS AGREEMENT MUST BE SIGNED BEFORE ALL SHOWINGS. ALL MEASUREMENTS PROVIDED BY SELLER TO BE VERIFIED BY BUYER

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $380 · $32/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 AE · 96% 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: $15,594
• − Mortgage interest: −$1,983
• − Property taxes: −$380
• − Insurance: −$5,296
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,030
• Taxable income: $4,411
• Est. tax owed @ 24.0%: −$1,059
• After-tax cash flow: $3,358/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 — Bayou Cane

• Score: 65/100
• State rank: #140
• US rank: #12522

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B- Housing A+ Health & safety B+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayou Cane, LA
• County: Terrebonne Parish · 57,290 people
• Metro: Houma-Thibodaux, LA
• Population (ZIP): 28,716
• Household income: $68,843
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 387.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 16% Hispanic / Latino 9% Two or more races 9% Native American 7% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 17% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% 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: ▼ -99.75%
• Current HPI: 113.1047
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-01-16 Listed $35,400 AcadianaMLS
• 2026-01-16 Listed $35,400 GBRMLS

Property tax history

+0.9%/yr

Latest (2025): $380 · -1.7% YoY. Source: county tax records.