208 Authement St · Houma, LA 70363

$55,000

3 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 226 Days on market

Built 1970 3,179 sqft lot $55/sqft · at area comps Est $58k · at est. ↓ 54% since listing

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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 +9.7/15.0
• 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

3 bedroom 2 bath home, 266 sq ft of attached storage, a fenced in yard and wheel chair accessible. Some renovations have been made. Whether an investor or a home owner, this property is worth a look! A highlight of this location is its within the block of the East Side Parade route! You can claim your spot early and beat the traffic afterwards being only a turn away from home! The Seller is motivated, make an offer!

Key facts

• Investment property
• 3,179 sq ft lot
• Parking

Tags

• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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; 6 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 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 1970 — 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: 2.05% ✓
• Cap rate: 17.88%
• Cash-on-cash: 41.37%
• DSCR: 2.84
• GRM: 4.1

CMA / ARV

• ARV (median comp): $57,766
• List price: $55,000
• Delta: -4.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Authement St	0.00mi	3/1.5	1,079 (+7%)	1mo	$55,000	$51	88
304 Judith St	0.33mi	3/2.0	1,052 (+4%)	5mo	$60,000	$57	71
119 Brittany St	0.11mi	2/2.0 (-1)	906 (-10%)	10mo	$56,650	$63	62
219 Patterson St	0.54mi	3/2.0	1,050 (+4%)	6mo	$100,000	$95	61
303 Howard Ave	0.26mi	3/1.0	1,093 (+8%)	14mo	$110,000	$101	60
2607 Payne St	0.43mi	3/1.0	1,000 (-1%)	22mo	$89,000	$89	58
306 Hellier St	0.55mi	3/1.0	933 (-7%)	6mo	$29,100	$31	55
119 Judith St	0.30mi	2/1.0 (-1)	1,152 (+14%)	9mo	$27,800	$24	48
2610 Bryant St	0.22mi	2/1.0 (-1)	1,103 (+9%)	24mo	$30,000	$27	47
364 Dixie Ave	0.67mi	3/2.0	1,120 (+11%)	2mo	$47,500	$42	47
142 Allen St	0.61mi	2/1.0 (-1)	1,115 (+11%)	22mo	$139,900	$125	28
296 Louise Ln	0.69mi	2/1.0 (-1)	864 (-14%)	14mo	$119,000	$138	25

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-1,997
• Equity at exit: $8,201

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $7,902
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,125 high
• Mortgage (P&I): −$288
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $104

Break-even live

Break-even rent $993

Max offer price $55,000

Occupancy floor 86%

Sensitivity live

Price	-10% $136	-5% $120	+0% $104	+5% $89	+10% $73
Rent	-10% $16	-5% $60	+0% $104	+5% $149	+10% $193
Rate	-1.0pp $132	-0.5pp $118	base $104	+0.5pp $90	+1.0pp $76

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Saint Malo St Houma, LA	3.0	1.0	951	$1,050	$1.10	44d	1	0.15mi
1300 Laban Ave Houma, LA	1.0–3.0	1.0–1.5	896	$1,347	$1.50	44d	41	1.04mi
100 Chateau Ct Houma, LA	2.0	2.5	988	$1,262	$1.28	44d	5	1.05mi
810 Saadi St Houma, LA	2.0	1.0	754	$1,300	$1.72	44d	3	1.22mi
179 Garnet St Unit B Houma, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	1.30mi
885 High St Houma, LA	2.0	1.0	801	$1,100	$1.37	44d	1	1.34mi

Listing history 15 events

1. 2026-04-25
   price $55,000 419-char remark

   Show marketing remark (419 chars)

   3 bedroom 2 bath home, 266 sq ft of attached storage, a fenced in yard and wheel chair accessible. Some renovations have been made. Whether an investor or a home owner, this property is worth a look! A highlight of this location is its within the block of the East Side Parade route! You can claim your spot early and beat the traffic afterwards being only a turn away from home! The Seller is motivated, make an offer!

2. 2026-04-24
   price $55,000 419-char remark

   Show marketing remark (419 chars)

   3 bedroom 2 bath home, 266 sq ft of attached storage, a fenced in yard and wheel chair accessible. Some renovations have been made. Whether an investor or a home owner, this property is worth a look! A highlight of this location is its within the block of the East Side Parade route! You can claim your spot early and beat the traffic afterwards being only a turn away from home! The Seller is motivated, make an offer!

3. 2026-03-28
   status Active 419-char remark

   Show marketing remark (419 chars)

   3 bedroom 2 bath home, 266 sq ft of attached storage, a fenced in yard and wheel chair accessible. Some renovations have been made. Whether an investor or a home owner, this property is worth a look! A highlight of this location is its within the block of the East Side Parade route! You can claim your spot early and beat the traffic afterwards being only a turn away from home! The Seller is motivated, make an offer!

4. 2026-03-28
   status Active 419-char remark

   Show marketing remark (419 chars)

   3 bedroom 2 bath home, 266 sq ft of attached storage, a fenced in yard and wheel chair accessible. Some renovations have been made. Whether an investor or a home owner, this property is worth a look! A highlight of this location is its within the block of the East Side Parade route! You can claim your spot early and beat the traffic afterwards being only a turn away from home! The Seller is motivated, make an offer!

5. 2025-10-27
   status Pending 419-char remark

   Show marketing remark (419 chars)

   3 bedroom 2 bath home, 266 sq ft of attached storage, a fenced in yard and wheel chair accessible. Some renovations have been made. Whether an investor or a home owner, this property is worth a look! A highlight of this location is its within the block of the East Side Parade route! You can claim your spot early and beat the traffic afterwards being only a turn away from home! The Seller is motivated, make an offer!

6. 2025-10-08
   price $65,000 419-char remark

   Show marketing remark (419 chars)

   3 bedroom 2 bath home, 266 sq ft of attached storage, a fenced in yard and wheel chair accessible. Some renovations have been made. Whether an investor or a home owner, this property is worth a look! A highlight of this location is its within the block of the East Side Parade route! You can claim your spot early and beat the traffic afterwards being only a turn away from home! The Seller is motivated, make an offer!

7. 2025-10-08
   price $65,000 419-char remark

   Show marketing remark (419 chars)

   3 bedroom 2 bath home, 266 sq ft of attached storage, a fenced in yard and wheel chair accessible. Some renovations have been made. Whether an investor or a home owner, this property is worth a look! A highlight of this location is its within the block of the East Side Parade route! You can claim your spot early and beat the traffic afterwards being only a turn away from home! The Seller is motivated, make an offer!

8. 2025-05-22
   status Active 419-char remark

   Show marketing remark (419 chars)

   3 bedroom 2 bath home, 266 sq ft of attached storage, a fenced in yard and wheel chair accessible. Some renovations have been made. Whether an investor or a home owner, this property is worth a look! A highlight of this location is its within the block of the East Side Parade route! You can claim your spot early and beat the traffic afterwards being only a turn away from home! The Seller is motivated, make an offer!

9. 2025-05-22
   price $75,000 419-char remark

   Show marketing remark (419 chars)

   3 bedroom 2 bath home, 266 sq ft of attached storage, a fenced in yard and wheel chair accessible. Some renovations have been made. Whether an investor or a home owner, this property is worth a look! A highlight of this location is its within the block of the East Side Parade route! You can claim your spot early and beat the traffic afterwards being only a turn away from home! The Seller is motivated, make an offer!

10. 2025-05-21
    price $75,000 419-char remark

    Show marketing remark (419 chars)

    3 bedroom 2 bath home, 266 sq ft of attached storage, a fenced in yard and wheel chair accessible. Some renovations have been made. Whether an investor or a home owner, this property is worth a look! A highlight of this location is its within the block of the East Side Parade route! You can claim your spot early and beat the traffic afterwards being only a turn away from home! The Seller is motivated, make an offer!

11. 2025-04-21
    listed $60,000 Active 419-char remark

    Show marketing remark (419 chars)

    3 bedroom 2 bath home, 266 sq ft of attached storage, a fenced in yard and wheel chair accessible. Some renovations have been made. Whether an investor or a home owner, this property is worth a look! A highlight of this location is its within the block of the East Side Parade route! You can claim your spot early and beat the traffic afterwards being only a turn away from home! The Seller is motivated, make an offer!

12. 2025-04-21
    listed $60,000 Active 419-char remark

    Show marketing remark (419 chars)

    3 bedroom 2 bath home, 266 sq ft of attached storage, a fenced in yard and wheel chair accessible. Some renovations have been made. Whether an investor or a home owner, this property is worth a look! A highlight of this location is its within the block of the East Side Parade route! You can claim your spot early and beat the traffic afterwards being only a turn away from home! The Seller is motivated, make an offer!

13. 2023-12-29
    soldstatus Sold
14. 2023-08-10
    listed $120,000 Active
15. 2023-08-10
    listed $120,000

ⓘ 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: $556 · $46/mo
• Projected year-2 tax: $556 · $46/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 · 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: $13,498
• − Mortgage interest: −$3,081
• − Property taxes: −$556
• − Insurance: −$5,394
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$1,600
• Taxable income: $708
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $1,083/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

-54.2% since first listed

15 events — show timeline

• 2026-04-25 Price Changed $55,000 AcadianaMLS
• 2026-04-24 Price Changed $55,000 GBRMLS
• 2026-03-28 Relisted — AcadianaMLS
• 2026-03-28 Relisted — GBRMLS
• 2025-10-27 Pending — GBRMLS
• 2025-10-08 Price Changed $65,000 AcadianaMLS
• 2025-10-08 Price Changed $65,000 GBRMLS
• 2025-05-22 Relisted — GBRMLS
• 2025-05-22 Price Changed $75,000 GBRMLS
• 2025-05-21 Price Changed $75,000 AcadianaMLS
• 2025-04-21 Listed $60,000 GBRMLS
• 2025-04-21 Listed $60,000 AcadianaMLS
• 2023-12-29 Sold (MLS) — GBRMLS
• 2023-08-10 Listed $120,000 AcadianaMLS
• 2023-08-10 Listed $120,000 GBRMLS

Property tax history

+18.2%/yr

Latest (2025): $556 · -1.9% YoY. Source: county tax records.