273 Brooklyn Ave · Houma, LA 70364

$95,000

None bd · None ba · 1,000 sqft · MultiFamily · 1054 Days on market

Fair condition 3,484 sqft lot $95/sqft · at area comps Est $100k · at est.

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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 +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Looking for an investment property with steady income day 1? Well here it is! Each unit has 1 bedroom 1 bath. This property is right next to a park and is in good condition. Call for details today!

Key facts

• 3,484 sq ft lot
• 2 parking spots
• Listed 1053 days

Property features AI

Exterior

• Parking: 2 parking spaces total
• Home design: Residential income property — duplex; Located in the Daspitville subdivision
• Construction: Brick construction; Slab foundation
• Exterior features: On-street parking; Open parking

Interior

• Kitchen: Range, Oven, Electric cooktop, Refrigerator
• Flooring: Other flooring
• Heating & cooling: Space heater; Window air conditioning units
• Interior features: Range, Oven, Electric cooktop, Refrigerator

What this means for you Summary

Snapshot

• This is a multifamily listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $819 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: 311 active listings in the ZIP; 9 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; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1054 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $35k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 1054 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.97% ✓
• Cap rate: 16.64%
• Cash-on-cash: 36.96%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (median comp): $99,950
• List price: $95,000
• Delta: -4.95%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Hobson St	0.54mi	—/—	972 (-3%)	6mo	$99,900	$103	65

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: 32.8%
• Equity multiple: 2.38×
• Total profit: $36,809
• Equity at exit: $14,165

10-year hold

• IRR: 39.9%
• Equity multiple: 4.73×
• Total profit: $99,351
• Equity at exit: $8,214

Cash invested: $26,600 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,868 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $819

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 51%

Sensitivity live

Price	-10% $885	-5% $852	+0% $819	+5% $786	+10% $754
Rent	-10% $672	-5% $745	+0% $819	+5% $893	+10% $967
Rate	-1.0pp $867	-0.5pp $843	base $819	+0.5pp $795	+1.0pp $770

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,868
Total (2 units)			$1,868

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
735 A School St Unit A Houma, LA	3.0	2.0	1450	$1,600	$1.10	44d	1	0.73mi
624 Gabasse St Unit 1 Houma, LA	1.0	1.0	750	$975	$1.30	44d	1	0.81mi
208 Monarch Dr Unit 103-A Houma, LA	2.0	1.0	775	$1,000	$1.29	44d	1	0.86mi
110 Marcel Ln Unit A Houma, LA	2.0	1.0	908	$1,350	$1.49	44d	1	0.88mi
179 Garnet St Unit B Houma, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	0.89mi
1140 Church St Unit B Houma, LA	2.0	1.0	1000	$1,150	$1.15	44d	1	0.90mi
108 Marcel Ln Unit B Houma, LA	2.0	1.0	908	$1,350	$1.49	44d	1	0.93mi
885 High St Houma, LA	2.0	1.0	801	$1,100	$1.37	44d	1	1.00mi
810 Saadi St Houma, LA	2.0	1.0	754	$1,300	$1.72	44d	3	1.39mi

Listing history 31 events

1. 2026-06-19
   days on market $95,000 Active 1054 DOM
2. 2026-06-18
   days on market $95,000 Active 1053 DOM
3. 2026-06-17
   days on market $95,000 Active 1052 DOM
4. 2026-06-16
   days on market $95,000 Active 1051 DOM
5. 2026-06-15
   days on market $95,000 Active 1050 DOM
6. 2026-06-14
   days on market $95,000 Active 1048 DOM
7. 2026-06-13
   days on market $95,000 Active 1047 DOM
8. 2026-06-10
   days on market $95,000 Active 1045 DOM
9. 2026-06-09
   days on market $95,000 Active 1044 DOM
10. 2026-06-08
    days on market $95,000 Active 1043 DOM
11. 2026-06-07
    days on market $95,000 Active 1042 DOM
12. 2026-06-05
    days on market $95,000 Active 1039 DOM
13. 2026-06-03
    days on market $95,000 Active 1038 DOM
14. 2026-06-02
    days on market $95,000 Active 1037 DOM
15. 2026-06-01
    days on market $95,000 Active 1036 DOM
16. 2026-05-31
    days on market $95,000 Active 1035 DOM
17. 2026-05-30
    days on market $95,000 Active 1034 DOM
18. 2025-02-13
    status Active
19. 2025-01-24
    status Pending
20. 2024-12-17
    status Active
21. 2024-12-11
    status Pending
22. 2024-12-11
    historical
23. 2024-10-21
    status Pending
24. 2024-10-11
    price $95,000
25. 2024-03-11
    price $110,000
26. 2023-10-20
    price $120,000
27. 2023-05-23
    status Active
28. 2023-05-05
    historical
29. 2023-04-27
    listed $95,000 Active 197-char remark

    Show marketing remark (197 chars)

    Looking for an investment property with steady income day 1? Well here it is! Each unit has 1 bedroom 1 bath. This property is right next to a park and is in good condition. Call for details today!

30. 2023-04-27
    listed $130,000 Active

    Show marketing remark (197 chars)

    Looking for an investment property with steady income day 1? Well here it is! Each unit has 1 bedroom 1 bath. This property is right next to a park and is in good condition. Call for details today!

31. 2005-07-26
    listed $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% 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: $22,416
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$2,764
• Taxable income: $8,844
• Est. tax owed @ 24.0%: −$2,123
• After-tax cash flow: $7,708/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations, focusing on exterior landscaping and curb appeal, as well as interior and exterior painting to improve its overall condition and value.

Repairs flagged

• Major Landscaping — Overgrown vegetation and lack of landscaping.
• Minor Exterior walls — Exposed brick needs touch-up paint.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and can attract more tenants/investors.
• Both Paint interior and exterior — Improves the home's appearance and can increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown vegetation and lack of landscaping.	Major	$15,000–50,000
Exterior walls · Exposed brick needs touch-up paint.	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances curb appeal and can attract more tenants/investors. ↑
• Both Paint interior and exterior — Improves the home's appearance and can increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 28,716
• 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

+72.7% since first listed

14 events — show timeline

• 2025-02-13 Relisted — GBRMLS
• 2025-01-24 Pending — GBRMLS
• 2024-12-17 Relisted — GBRMLS
• 2024-12-11 Pending — GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-10-21 Pending — GBRMLS
• 2024-10-11 Price Changed $95,000 GBRMLS
• 2024-03-11 Price Changed $110,000 GBRMLS
• 2023-10-20 Price Changed $120,000 GBRMLS
• 2023-05-23 Relisted — GBRMLS
• 2023-05-05 Delisted — GBRMLS
• 2023-04-27 Listed $130,000 GBRMLS
• 2023-04-27 Listed $95,000 AcadianaMLS
• 2005-07-26 Listed $55,000 AcadianaMLS