210 & 212 St Paul St · Bayou Cane, LA 70364

$80,000

None bd · None ba · 1,204 sqft · Other public records · 546 Days on market

Built 1957 5,662 sqft lot ↓ 38% 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 +7.5/15.0
• 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

Great rental investment opportunity! 2 houses on spacious lot! 212 St Paul has some renovations and previously occupied rented for $1,300 p/mth through The Haven. 210 St Paul is non-occupied fixer-upper with lots of potential! Close proximity to MLK and Downtown Houma!

Key facts

• Renovated
• 5,662 sq ft lot
• 2 parking spots

Tags

• RENOVATED

Property features AI

Finance

• Other: Listing broker: CENTURY 21 Action Realty Inc; Listing agent: Scott McCubbin

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story residential income property; Other property subtype
• Construction: Wood siding and frame construction
• Exterior features: Lot roughly 40 x 144 (irregular) — approximately 0.13 acre; Subdivision: Cenac

Interior

• Heating & cooling: Window Unit(s) for cooling; Space heater for heating
• Interior features: Window cooling units; Space heater for heating

What this means for you Summary

Snapshot

• This is a other listed at $80k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 3.3% in Bayou Cane — 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 65/100 on livability (#140 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools F, 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; 10 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 546 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 546 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.58% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.30%
• DSCR: 2.17
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 1.82×
• Total profit: $18,293
• Equity at exit: $11,928

10-year hold

• IRR: 28.3%
• Equity multiple: 3.51×
• Total profit: $56,151
• Equity at exit: $6,917

Cash invested: $22,400 (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 70364

• Active inventory: 311
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$420
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $491

Break-even live

Break-even rent $641

Max offer price $80,000

Occupancy floor 56%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Marcel Ln Unit A Houma, LA	2.0	1.0	908	$1,350	$1.49	43d	1	0.39mi
108 Marcel Ln Unit B Houma, LA	2.0	1.0	908	$1,350	$1.49	43d	1	0.44mi
208 Monarch Dr Unit 103-A Houma, LA	2.0	1.0	775	$1,000	$1.29	43d	1	0.48mi
735 A School St Unit A Houma, LA	3.0	2.0	1450	$1,600	$1.10	43d	1	1.18mi
1140 Church St Unit B Houma, LA	2.0	1.0	1000	$1,150	$1.15	43d	1	1.19mi
100 Belmere Luxury Ct Houma, LA	1.0–3.0	1.0–2.0	1076	$1,455	$1.35	43d	27	1.22mi
624 Gabasse St Unit 1 Houma, LA	1.0	1.0	750	$975	$1.30	43d	1	1.23mi
179 Garnet St Unit B Houma, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	1.38mi
885 High St Houma, LA	2.0	1.0	801	$1,100	$1.37	43d	1	1.44mi
461 S Hollywood Rd Houma, LA	1.0–3.0	1.0–2.0	1140	$1,350	$1.18	43d	17	1.47mi

Listing history 17 events

1. 2026-05-02
   status Pending
2. 2026-05-01
   status Pending 269-char remark

   Show marketing remark (269 chars)

   Great rental investment opportunity! 2 houses on spacious lot! 212 St Paul has some renovations and previously occupied rented for $1,300 p/mth through The Haven. 210 St Paul is non-occupied fixer-upper with lots of potential! Close proximity to MLK and Downtown Houma!

3. 2026-04-27
   status Active 269-char remark

   Show marketing remark (269 chars)

   Great rental investment opportunity! 2 houses on spacious lot! 212 St Paul has some renovations and previously occupied rented for $1,300 p/mth through The Haven. 210 St Paul is non-occupied fixer-upper with lots of potential! Close proximity to MLK and Downtown Houma!

4. 2026-04-27
   price $80,000 269-char remark

   Show marketing remark (269 chars)

   Great rental investment opportunity! 2 houses on spacious lot! 212 St Paul has some renovations and previously occupied rented for $1,300 p/mth through The Haven. 210 St Paul is non-occupied fixer-upper with lots of potential! Close proximity to MLK and Downtown Houma!

5. 2026-04-27
   status Active

   Show marketing remark (269 chars)

   Great rental investment opportunity! 2 houses on spacious lot! 212 St Paul has some renovations and previously occupied rented for $1,300 p/mth through The Haven. 210 St Paul is non-occupied fixer-upper with lots of potential! Close proximity to MLK and Downtown Houma!

6. 2026-04-27
   price $80,000

   Show marketing remark (269 chars)

   Great rental investment opportunity! 2 houses on spacious lot! 212 St Paul has some renovations and previously occupied rented for $1,300 p/mth through The Haven. 210 St Paul is non-occupied fixer-upper with lots of potential! Close proximity to MLK and Downtown Houma!

7. 2026-02-25
   status Pending 269-char remark

   Show marketing remark (269 chars)

   Great rental investment opportunity! 2 houses on spacious lot! 212 St Paul has some renovations and previously occupied rented for $1,300 p/mth through The Haven. 210 St Paul is non-occupied fixer-upper with lots of potential! Close proximity to MLK and Downtown Houma!

8. 2026-02-25
   status Pending

   Show marketing remark (269 chars)

   Great rental investment opportunity! 2 houses on spacious lot! 212 St Paul has some renovations and previously occupied rented for $1,300 p/mth through The Haven. 210 St Paul is non-occupied fixer-upper with lots of potential! Close proximity to MLK and Downtown Houma!

9. 2025-04-04
   status Active
10. 2024-12-11
    status Pending
11. 2024-12-11
    historical
12. 2024-11-20
    status Pending
13. 2024-08-03
    price $109,900
14. 2024-06-18
    price $119,900
15. 2024-04-19
    listed $129,900 Active

    Show marketing remark (269 chars)

    Great rental investment opportunity! 2 houses on spacious lot! 212 St Paul has some renovations and previously occupied rented for $1,300 p/mth through The Haven. 210 St Paul is non-occupied fixer-upper with lots of potential! Close proximity to MLK and Downtown Houma!

16. 2024-04-19
    listed $109,900 Active 269-char remark

    Show marketing remark (269 chars)

    Great rental investment opportunity! 2 houses on spacious lot! 212 St Paul has some renovations and previously occupied rented for $1,300 p/mth through The Haven. 210 St Paul is non-occupied fixer-upper with lots of potential! Close proximity to MLK and Downtown Houma!

17. 2003-09-26
    soldstatus

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $645 · $54/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 5/10 Major FEMA zone X (unshaded) · 45% 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: $15,152
• − Mortgage interest: −$4,481
• − Property taxes: −$645
• − Insurance: −$400
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,327
• Taxable income: $4,874
• Est. tax owed @ 24.0%: −$1,170
• After-tax cash flow: $4,721/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 — Bayou Cane

• Score: 65/100
• State rank: #140
• US rank: #12522

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B- Housing A+ Health & safety B+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayou Cane, LA
• County: Terrebonne Parish · 57,290 people
• 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

-38.4% since first listed

17 events — show timeline

• 2026-05-02 Pending — GBRMLS
• 2026-05-01 Pending — AcadianaMLS
• 2026-04-27 Relisted — AcadianaMLS
• 2026-04-27 Price Changed $80,000 AcadianaMLS
• 2026-04-27 Relisted — GBRMLS
• 2026-04-27 Price Changed $80,000 GBRMLS
• 2026-02-25 Pending — AcadianaMLS
• 2026-02-25 Pending — GBRMLS
• 2025-04-04 Relisted — GBRMLS
• 2024-12-11 Pending — GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-20 Pending — GBRMLS
• 2024-08-03 Price Changed $109,900 GBRMLS
• 2024-06-18 Price Changed $119,900 GBRMLS
• 2024-04-19 Listed $109,900 AcadianaMLS
• 2024-04-19 Listed $129,900 GBRMLS
• 2003-09-26 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $645 · -1.7% YoY. Source: county tax records.