504 Winfield Blvd · Houma, LA 70360

$275,000

5 bd · 3.5 ba · 3,201 sqft · SingleFamily · 65 Days on market

Built 1965 0.33 ac lot $86/sqft · 31% below area Est $396k · 31% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Schools +3.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Family Living at It's Best with Space- Shade & Southern Charm Welcome to this well-maintained, generously sized family home designed for comfort, flexibility, and everyday living. Nestled in the desirable Mulberry subdivision—known for its highly regarded elementary school—this Acadian-style residence showcases timeless curb appeal with classic brick, charming pillars, and a stunning, mature oak tree providing shade and character to the front yard. Inside, you’ll find an abundance of living space with three separate living areas, including a welcoming living room, a cozy den, and a bright sunroom—perfect for relaxing or entertaining. The home also features a formal dining room in addition to a casual breakfast area, offering options for both everyday meals and special gatherings. With five bedrooms and three and a half baths, this layout is ideal for larger or multi-generational families. The downstairs master suite provides privacy and convenience, along with an additional bedroom and bath on the main level. Upstairs includes three bedrooms and a full bath, giving everyone their own space. A dedicated office adds functionality for remote work or study, while an additional room offers flexibility for hobbies such as a sewing or craft room. Flooring throughout the home includes a mix of slate tile, wood, and carpet, adding warmth and character. The home has been lovingly cared for and needs minor updating, with the opportunity to make it your own. Step outside to a lovely backyard featuring a combination of partial brick and wood fencing, offering both privacy and charm. A detached double carport and attached storage area provide practical space for vehicles, lawn equipment, and more. If you’re looking for a home with room to grow, entertain, and create lasting memories, this property delivers space, location, and potential all in one.

Key facts

• Formal dining room
• Lovely backyard
• Mature oak tree

Tags

• MATURE OAK TREE
• THREE SEPARATE LIVING AREAS
• FORMAL DINING ROOM
• DEDICATED OFFICE
• LOVELY BACKYARD
• DETACHED DOUBLE CARPORT

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (28.0% below list).
• Recommended offer: $198k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($258k) 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 $66/mo.
• 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 $197,893 (28.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.72% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 11.6

CMA / ARV

• ARV (median comp): $396,315
• List price: $275,000
• Delta: -30.61%
• 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
338 Tulip Dr	0.57mi	5/3.5	3,076 (-4%)	2mo	$799,000	$260	66
804 San Antonio Blvd	0.24mi	4/3.0 (-1)	3,525 (+10%)	6mo	$495,000	$140	60
104 Easy St	0.45mi	4/2.5 (-1)	3,345 (+4%)	11mo	$765,000	$229	54
126 Oakdale Loop	0.48mi	4/2.5 (-1)	2,970 (-7%)	5mo	$665,000	$224	52
130 El Paso Blvd	0.18mi	4/4.0 (-1)	3,618 (+13%)	17mo	$359,000	$99	49
410 Forest Blvd	0.33mi	4/2.5 (-1)	3,021 (-6%)	24mo	$310,000	$103	46
204 Arapaho Dr	0.68mi	4/3.0 (-1)	3,042 (-5%)	14mo	$500,000	$164	41
178 Vi Dr	0.66mi	4/3.0 (-1)	2,850 (-11%)	4mo	$499,000	$175	40
157 Oakdale Loop	0.55mi	4/3.0 (-1)	2,878 (-10%)	14mo	$779,900	$271	39
3317 Southdown Mandalay Rd	0.74mi	5/3.0	3,437 (+7%)	19mo	$3,600	$1	35
3303 Southdown Mandalay Rd	0.68mi	4/3.0 (-1)	2,944 (-8%)	21mo	$595,000	$202	30
112 Lewald Dr	0.39mi	4/2.0 (-1)	2,731 (-15%)	20mo	$2,100	$1	30

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-60,040
• Equity at exit: $41,003

10-year hold

• IRR: -17.5%
• Equity multiple: 0.05×
• Total profit: $-73,302
• Equity at exit: $23,777

Cash invested: $77,000 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,979 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$177 /mo · $2,125/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-237

Break-even live

Break-even rent $2,279

Max offer price $233,151

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-159	+0% $-237	+5% $-315	+10% $-393
Rent	-10% $-393	-5% $-315	+0% $-237	+5% $-159	+10% $-81
Rate	-1.0pp $-98	-0.5pp $-167	base $-237	+0.5pp $-308	+1.0pp $-381

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $275,000 Active 65 DOM
2. 2026-06-18
   days on market $275,000 Active 64 DOM
3. 2026-06-17
   days on market $275,000 Active 63 DOM
4. 2026-06-16
   days on market $275,000 Active 62 DOM
5. 2026-06-15
   days on market $275,000 Active 61 DOM
6. 2026-06-14
   days on market $275,000 Active 59 DOM
7. 2026-06-13
   days on market $275,000 Active 58 DOM
8. 2026-06-10
   days on market $275,000 Active 56 DOM
9. 2026-06-09
   days on market $275,000 Active 55 DOM
10. 2026-06-08
    days on market $275,000 Active 54 DOM
11. 2026-06-07
    days on market $275,000 Active 53 DOM
12. 2026-06-05
    days on market $275,000 Active 50 DOM
13. 2026-06-03
    days on market $275,000 Active 49 DOM
14. 2026-06-02
    days on market $275,000 Active 48 DOM
15. 2026-06-01
    days on market $275,000 Active 47 DOM
16. 2026-05-31
    days on market $275,000 Active 46 DOM
17. 2026-05-30
    days on market $275,000 Active 45 DOM
18. 2026-04-15
    listed $289,000 Active 1902-char remark

    Show marketing remark (1873 chars)

    Family Living at It's Best with Space- Shade & Southern Charm Welcome to this well-maintained, generously sized family home designed for comfort, flexibility, and everyday living. Nestled in the desirable Mulberry subdivision--known for its highly regarded elementary school--this Acadian-style residence showcases timeless curb appeal with classic brick, charming pillars, and a stunning, mature oak tree providing shade and character to the front yard. Inside, you'll find an abundance of living space with three separate living areas, including a welcoming living room, a cozy den, and a bright sunroom--perfect for relaxing or entertaining. The home also features a formal dining room in addition to a casual breakfast area, offering options for both everyday meals and special gatherings. With five bedrooms and three and a half baths, this layout is ideal for larger or multi-generational families. The downstairs master suite provides privacy and convenience, along with an additional bedroom and bath on the main level. Upstairs includes three bedrooms and a full bath, giving everyone their own space. A dedicated office adds functionality for remote work or study, while an additional room offers flexibility for hobbies such as a sewing or craft room. Flooring throughout the home includes a mix of slate tile, wood, and carpet, adding warmth and character. The home has been lovingly cared for and needs minor updating, with the opportunity to make it your own. Step outside to a lovely backyard featuring a combination of partial brick and wood fencing, offering both privacy and charm. A detached double carport and attached storage area provide practical space for vehicles, lawn equipment, and more. If you're looking for a home with room to grow, entertain, and create lasting memories, this property delivers space, location, and potential all in one.

19. 2026-04-15
    listed $289,000 Active 1873-char remark

    Show marketing remark (1873 chars)

    Family Living at It's Best with Space- Shade & Southern Charm Welcome to this well-maintained, generously sized family home designed for comfort, flexibility, and everyday living. Nestled in the desirable Mulberry subdivision--known for its highly regarded elementary school--this Acadian-style residence showcases timeless curb appeal with classic brick, charming pillars, and a stunning, mature oak tree providing shade and character to the front yard. Inside, you'll find an abundance of living space with three separate living areas, including a welcoming living room, a cozy den, and a bright sunroom--perfect for relaxing or entertaining. The home also features a formal dining room in addition to a casual breakfast area, offering options for both everyday meals and special gatherings. With five bedrooms and three and a half baths, this layout is ideal for larger or multi-generational families. The downstairs master suite provides privacy and convenience, along with an additional bedroom and bath on the main level. Upstairs includes three bedrooms and a full bath, giving everyone their own space. A dedicated office adds functionality for remote work or study, while an additional room offers flexibility for hobbies such as a sewing or craft room. Flooring throughout the home includes a mix of slate tile, wood, and carpet, adding warmth and character. The home has been lovingly cared for and needs minor updating, with the opportunity to make it your own. Step outside to a lovely backyard featuring a combination of partial brick and wood fencing, offering both privacy and charm. A detached double carport and attached storage area provide practical space for vehicles, lawn equipment, and more. If you're looking for a home with room to grow, entertain, and create lasting memories, this property delivers space, location, and potential all in one.

ⓘ 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: $2,125 · $177/mo
• Projected year-2 tax: $2,125 · $177/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) · 97% 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: $23,747
• − Mortgage interest: −$15,404
• − Property taxes: −$2,125
• − Insurance: −$2,172
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$8,000
• Taxable loss: −$7,754
• Est. tax savings @ 24.0%: +$1,861
• After-tax cash flow: $-982/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

+0.0% since first listed

2 events — show timeline

• 2026-04-15 Listed $289,000 GBRMLS
• 2026-04-15 Listed $289,000 AcadianaMLS

Property tax history

+4.2%/yr

Latest (2025): $2,125 · -2.1% YoY. Source: county tax records.