203 Judith St · Houma, LA 70363

$114,900

5 bd · 3.0 ba · 1,741 sqft · Other public records · 113 Days on market

Built 1962 0.30 ac lot $66/sqft · 51% above area Est $119k · at est.

---

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
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• 1% rule +8.7/10.0
• 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

CALLING ALL INVESTORS. TWO HOUSES ON 1 LOT! This opportunity does not come around often! 203 Judith St. is a 3 Bedroom / 1 Bath cottage with some original wood floors, utility room, carport and corner lot location. It is 1026 sq. ft. 8656 Tony St. has 2 Bedrooms and 2 full Baths. It has 1690 sq. ft. and features a carport and bonus room, which could be used as additional bedroom. Both houses are currently vacant. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

Key facts

• Utility room
• Bonus room
• Original wood floors

Tags

• ORIGINAL WOOD FLOORS
• UTILITY ROOM
• CORNER LOT LOCATION
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $115k implies a 187% gain — meaningful room to come down on a strong offer.

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 $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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 1962 — 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: 1.37% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.41%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (median comp): $118,728
• List price: $114,900
• Delta: -3.22%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-12,399
• Equity at exit: $17,132

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,124
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $94

Break-even live

Break-even rent $1,450

Max offer price $114,900

Occupancy floor 89%

Sensitivity live

Price	-10% $159	-5% $126	+0% $94	+5% $61	+10% $29
Rent	-10% $-30	-5% $32	+0% $94	+5% $156	+10% $218
Rate	-1.0pp $152	-0.5pp $123	base $94	+0.5pp $64	+1.0pp $34

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $114,900 Active 113 DOM
2. 2026-06-19
   days on market $114,900 Active 111 DOM
3. 2026-06-18
   days on market $114,900 Active 110 DOM
4. 2026-06-17
   days on market $114,900 Active 109 DOM
5. 2026-06-16
   days on market $114,900 Active 108 DOM
6. 2026-06-15
   days on market $114,900 Active 107 DOM
7. 2026-06-14
   days on market $114,900 Active 105 DOM
8. 2026-06-13
   days on market $114,900 Active 104 DOM
9. 2026-06-10
   days on market $114,900 Active 102 DOM
10. 2026-06-09
    days on market $114,900 Active 101 DOM
11. 2026-06-08
    days on market $114,900 Active 100 DOM
12. 2026-06-07
    days on market $114,900 Active 99 DOM
13. 2026-06-05
    pricedays on market $114,900 Active 96 DOM
14. 2026-06-03
    days on market $124,900 Active 95 DOM
15. 2026-06-02
    days on market $124,900 Active 94 DOM
16. 2026-06-01
    days on market $124,900 Active 93 DOM
17. 2026-05-31
    days on market $124,900 Active 92 DOM
18. 2026-05-30
    days on market $124,900 Active 91 DOM
19. 2026-03-06
    status Active 514-char remark

    Show marketing remark (516 chars)

    CALLING ALL INVESTORS. TWO HOUSES ON 1 LOT! This opportunity does not come around often! 203 Judith St. is a 3 Bedroom / 1 Bath cottage with some original wood floors, utility room, carport and corner lot location. It is 1026 sq. ft. 8656 Tony St. has 2 Bedrooms and 2 full Baths. It has 1690 sq. ft. and features a carport and bonus room, which could be used as additional bedroom. Both houses are currently vacant. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

20. 2026-03-06
    status Active 516-char remark

    Show marketing remark (516 chars)

    CALLING ALL INVESTORS. TWO HOUSES ON 1 LOT! This opportunity does not come around often! 203 Judith St. is a 3 Bedroom / 1 Bath cottage with some original wood floors, utility room, carport and corner lot location. It is 1026 sq. ft. 8656 Tony St. has 2 Bedrooms and 2 full Baths. It has 1690 sq. ft. and features a carport and bonus room, which could be used as additional bedroom. Both houses are currently vacant. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

21. 2026-03-04
    historical 516-char remark

    Show marketing remark (516 chars)

    CALLING ALL INVESTORS. TWO HOUSES ON 1 LOT! This opportunity does not come around often! 203 Judith St. is a 3 Bedroom / 1 Bath cottage with some original wood floors, utility room, carport and corner lot location. It is 1026 sq. ft. 8656 Tony St. has 2 Bedrooms and 2 full Baths. It has 1690 sq. ft. and features a carport and bonus room, which could be used as additional bedroom. Both houses are currently vacant. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

22. 2026-02-25
    listed $124,900 Active 514-char remark

    Show marketing remark (516 chars)

    CALLING ALL INVESTORS. TWO HOUSES ON 1 LOT! This opportunity does not come around often! 203 Judith St. is a 3 Bedroom / 1 Bath cottage with some original wood floors, utility room, carport and corner lot location. It is 1026 sq. ft. 8656 Tony St. has 2 Bedrooms and 2 full Baths. It has 1690 sq. ft. and features a carport and bonus room, which could be used as additional bedroom. Both houses are currently vacant. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

23. 2026-02-25
    listed $124,900 Active 516-char remark

    Show marketing remark (516 chars)

    CALLING ALL INVESTORS. TWO HOUSES ON 1 LOT! This opportunity does not come around often! 203 Judith St. is a 3 Bedroom / 1 Bath cottage with some original wood floors, utility room, carport and corner lot location. It is 1026 sq. ft. 8656 Tony St. has 2 Bedrooms and 2 full Baths. It has 1690 sq. ft. and features a carport and bonus room, which could be used as additional bedroom. Both houses are currently vacant. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

24. 2005-12-21
    soldstatus $40,000
25. 2001-01-24
    soldstatus $20,000

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $818 · $68/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: $18,821
• − Mortgage interest: −$6,436
• − Property taxes: −$818
• − Insurance: −$5,693
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$3,343
• Taxable loss: −$480
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $1,242/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

+524.5% since first listed

7 events — show timeline

• 2026-03-06 Relisted — AcadianaMLS
• 2026-03-06 Relisted — GSREIN
• 2026-03-04 Listing Removed — GSREIN
• 2026-02-25 Listed $124,900 GSREIN
• 2026-02-25 Listed $124,900 AcadianaMLS
• 2005-12-21 Sold (Public Records) $40,000 Public Records
• 2001-01-24 Sold (Public Records) $20,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $818 · -2.3% YoY. Source: county tax records.