212 Rue D'iberville · Houma, LA 70360

$159,000

2 bd · 2.5 ba · 1,380 sqft · SingleFamily · 2 Days on market

Built 1990 3,049 sqft lot Est $159k · at est.

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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).

• Cash flow +15.5/30.0
• ARV discount +7.4/15.0
• DSCR +4.8/10.0
• 1% rule +3.3/10.0
• 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 is a 2-bedroom townhouse plus an office with 2.5 bathrooms. Freshly painted inside and out, the home features clean, crisp walls and refreshed cabinetry that create a bright, welcoming atmosphere throughout. There is a peace of mind with a brand-new roof along with thoughtful updates including a new kitchen sink & countertops, toilets, updated outlets, some flooring, and stylish new vanities. Each bedroom has an en-suite bathroom. The layout provides flexibility with a private office space. Step outside to a covered patio and a fully fenced backyard. Flood Zone X where flood insurance is not required and Mulberry School DIstrict. This property is move in ready and is a must-see!

Key facts

• 3,049 sq ft lot
• Garage
• Built 1990

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-3 ($-39/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (17.3% below list).
• Recommended offer: $131k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y ago 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.
• Current owner paid $85k; list at $159k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $131,456 (17.3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $158,700
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Rue D'iberville	0.00mi	2/2.5	1,380 (0%)	1mo	$159,000	$115	99
411 Levron St	0.45mi	2/2.0	1,352 (-2%)	16mo	$135,000	$100	60
215 Levron St	0.57mi	3/2.0 (+1)	1,445 (+5%)	4mo	$75,000	$52	55
115 Polk St	0.56mi	3/2.0 (+1)	1,446 (+5%)	5mo	$120,000	$83	55
14 Cobblestone West	0.42mi	3/2.0 (+1)	1,492 (+8%)	12mo	$250,000	$168	50
132 Rue Saint Cameron	0.68mi	3/2.0 (+1)	1,450 (+5%)	4mo	$305,000	$210	49
123 Adoue St	0.54mi	3/2.0 (+1)	1,554 (+13%)	4mo	$62,000	$40	43
206 Levron St	0.57mi	3/2.0 (+1)	1,433 (+4%)	24mo	$145,000	$101	40
1708 Harvest Dr	0.46mi	3/2.0 (+1)	1,527 (+11%)	17mo	$259,900	$170	40
129 Rue Saia	0.71mi	3/2.0 (+1)	1,503 (+9%)	7mo	$399,900	$266	40
1010 Church St	0.75mi	3/2.0 (+1)	1,260 (-9%)	10mo	$169,000	$134	36

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-26,225
• Equity at exit: $23,707

10-year hold

• IRR: -8.8%
• Equity multiple: 0.46×
• Total profit: $-24,136
• Equity at exit: $13,747

Cash invested: $44,520 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$834
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-3

Break-even live

Break-even rent $1,319

Max offer price $158,425

Occupancy floor 95%

Sensitivity live

Price	-10% $87	-5% $42	+0% $-3	+5% $-48	+10% $-93
Rent	-10% $-107	-5% $-55	+0% $-3	+5% $49	+10% $101
Rate	-1.0pp $77	-0.5pp $37	base $-3	+0.5pp $-44	+1.0pp $-86

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1140 Church St Unit B Houma, LA	2.0	1.0	1000	$1,150	$1.15	44d	1	0.73mi
110 Marcel Ln Unit A Houma, LA	2.0	1.0	908	$1,350	$1.49	44d	1	1.03mi
108 Marcel Ln Unit B Houma, LA	2.0	1.0	908	$1,350	$1.49	44d	1	1.03mi
717 Wood St Houma, LA	3.0	2.0	1534	$1,300	$0.85	44d	1	1.07mi
735 A School St Unit A Houma, LA	3.0	2.0	1450	$1,600	$1.10	44d	1	1.15mi
2121 Bayou Black Dr Unit 3 Houma, LA	2.0	1.0	1072	$1,000	$0.93	44d	1	1.35mi
461 S Hollywood Rd Houma, LA	1.0–3.0	1.0–2.0	1140	$1,350	$1.18	44d	17	1.49mi

Listing history 7 events

1. 2026-04-23
   status Pending 696-char remark

   Show marketing remark (696 chars)

   This is a 2-bedroom townhouse plus an office with 2.5 bathrooms. Freshly painted inside and out, the home features clean, crisp walls and refreshed cabinetry that create a bright, welcoming atmosphere throughout. There is a peace of mind with a brand-new roof along with thoughtful updates including a new kitchen sink & countertops, toilets, updated outlets, some flooring, and stylish new vanities. Each bedroom has an en-suite bathroom. The layout provides flexibility with a private office space. Step outside to a covered patio and a fully fenced backyard. Flood Zone X where flood insurance is not required and Mulberry School DIstrict. This property is move in ready and is a must-see!

2. 2026-04-23
   status Pending

   Show marketing remark (696 chars)

   This is a 2-bedroom townhouse plus an office with 2.5 bathrooms. Freshly painted inside and out, the home features clean, crisp walls and refreshed cabinetry that create a bright, welcoming atmosphere throughout. There is a peace of mind with a brand-new roof along with thoughtful updates including a new kitchen sink & countertops, toilets, updated outlets, some flooring, and stylish new vanities. Each bedroom has an en-suite bathroom. The layout provides flexibility with a private office space. Step outside to a covered patio and a fully fenced backyard. Flood Zone X where flood insurance is not required and Mulberry School DIstrict. This property is move in ready and is a must-see!

3. 2026-04-20
   price $159,000

   Show marketing remark (696 chars)

   This is a 2-bedroom townhouse plus an office with 2.5 bathrooms. Freshly painted inside and out, the home features clean, crisp walls and refreshed cabinetry that create a bright, welcoming atmosphere throughout. There is a peace of mind with a brand-new roof along with thoughtful updates including a new kitchen sink & countertops, toilets, updated outlets, some flooring, and stylish new vanities. Each bedroom has an en-suite bathroom. The layout provides flexibility with a private office space. Step outside to a covered patio and a fully fenced backyard. Flood Zone X where flood insurance is not required and Mulberry School DIstrict. This property is move in ready and is a must-see!

4. 2026-04-20
   listed $155,000 Active

   Show marketing remark (696 chars)

   This is a 2-bedroom townhouse plus an office with 2.5 bathrooms. Freshly painted inside and out, the home features clean, crisp walls and refreshed cabinetry that create a bright, welcoming atmosphere throughout. There is a peace of mind with a brand-new roof along with thoughtful updates including a new kitchen sink & countertops, toilets, updated outlets, some flooring, and stylish new vanities. Each bedroom has an en-suite bathroom. The layout provides flexibility with a private office space. Step outside to a covered patio and a fully fenced backyard. Flood Zone X where flood insurance is not required and Mulberry School DIstrict. This property is move in ready and is a must-see!

5. 2026-04-20
   listed $159,000 Active 696-char remark

   Show marketing remark (696 chars)

   This is a 2-bedroom townhouse plus an office with 2.5 bathrooms. Freshly painted inside and out, the home features clean, crisp walls and refreshed cabinetry that create a bright, welcoming atmosphere throughout. There is a peace of mind with a brand-new roof along with thoughtful updates including a new kitchen sink & countertops, toilets, updated outlets, some flooring, and stylish new vanities. Each bedroom has an en-suite bathroom. The layout provides flexibility with a private office space. Step outside to a covered patio and a fully fenced backyard. Flood Zone X where flood insurance is not required and Mulberry School DIstrict. This property is move in ready and is a must-see!

6. 2002-03-01
   soldstatus $85,000
7. 2002-01-31
   listed $85,000

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $903 · $75/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 7/10 Severe FEMA zone X (unshaded) · 95% 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: $15,775
• − Mortgage interest: −$8,906
• − Property taxes: −$903
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$4,625
• Taxable loss: −$2,776
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $627/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

• 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

+87.1% since first listed

7 events — show timeline

• 2026-04-23 Pending — AcadianaMLS
• 2026-04-23 Pending — GBRMLS
• 2026-04-20 Price Changed $159,000 GBRMLS
• 2026-04-20 Listed $155,000 GBRMLS
• 2026-04-20 Listed $159,000 AcadianaMLS
• 2002-03-01 Sold (Public Records) $85,000 Public Records
• 2002-01-31 Listed $85,000 AcadianaMLS

Property tax history

+19.3%/yr

Latest (2025): $903 · -1.5% YoY. Source: county tax records.