1170 - 1176 Barrow St · Houma, LA 70364

$99,000

None bd · None ba · 8,765 sqft · MultiFamily · 511 Days on market

8,712 sqft lot $11/sqft · 79% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 9 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This 9-unit property has one tenant in place and needs some renovations to reach its full potential. However, with the right vision, this could be a great investment property. Don't wait, schedule your private showing today!

Key facts

• 8,712 sq ft lot
• 9 parking spots
• Listed 510 days

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$462,266) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 9 × 1-bed/1-bath units multifamily listed at $99k.

Deal economics

• At list price, monthly cash flow is $7k ($81k/yr) — positive. Per door: $747/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 93.0% 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; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).
• At $9,826/mo this rent would consume 171% of the median local household income ($69k/yr) (locally 387% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 $28k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 511 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 511 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 9.93% ✓
• Cap rate: 92.96%
• Cash-on-cash: 309.51%
• DSCR: 14.77
• GRM: 0.8

CMA / ARV

• ARV (median comp): $462,266
• List price: $99,000
• Delta: -78.58%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 15.88×
• Total profit: $412,529
• Equity at exit: $14,761

10-year hold

• IRR: —
• Equity multiple: 33.90×
• Total profit: $912,095
• Equity at exit: $8,560

Cash invested: $27,720 (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: 7.6×

Monthly cashflow live

• Estimated rent: $9,826 high
• Mortgage (P&I): −$519
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,063
• Net cashflow: $6,723

Break-even live

Break-even rent $1,316

Max offer price $99,000

Occupancy floor 27%

Sensitivity live

Price	-10% $6,779	-5% $6,751	+0% $6,723	+5% $6,695	+10% $6,667
Rent	-10% $5,947	-5% $6,335	+0% $6,723	+5% $7,111	+10% $7,499
Rate	-1.0pp $6,773	-0.5pp $6,748	base $6,723	+0.5pp $6,698	+1.0pp $6,671

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

Units	Beds	Baths	Est. rent
▸ 9× units	1	1	$9,828
Total (9 units)			$9,826

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $99,000 Active 511 DOM
2. 2026-06-18
   days on market $99,000 Active 510 DOM
3. 2026-06-17
   days on market $99,000 Active 509 DOM
4. 2026-06-16
   days on market $99,000 Active 508 DOM
5. 2026-06-15
   days on market $99,000 Active 507 DOM
6. 2026-06-14
   days on market $99,000 Active 505 DOM
7. 2026-06-13
   days on market $99,000 Active 504 DOM
8. 2026-06-10
   days on market $99,000 Active 502 DOM
9. 2026-06-09
   days on market $99,000 Active 501 DOM
10. 2026-06-08
    days on market $99,000 Active 500 DOM
11. 2026-06-07
    days on market $99,000 Active 499 DOM
12. 2026-06-05
    days on market $99,000 Active 496 DOM
13. 2026-06-03
    days on market $99,000 Active 495 DOM
14. 2026-06-02
    days on market $99,000 Active 494 DOM
15. 2026-06-01
    days on market $99,000 Active 493 DOM
16. 2026-05-31
    days on market $99,000 Active 492 DOM
17. 2026-05-30
    days on market $99,000 Active 491 DOM
18. 2025-07-01
    price $99,000 224-char remark

    Show marketing remark (224 chars)

    This 9-unit property has one tenant in place and needs some renovations to reach its full potential. However, with the right vision, this could be a great investment property. Don't wait, schedule your private showing today!

19. 2025-07-01
    price $99,000 224-char remark

    Show marketing remark (224 chars)

    This 9-unit property has one tenant in place and needs some renovations to reach its full potential. However, with the right vision, this could be a great investment property. Don't wait, schedule your private showing today!

20. 2025-04-10
    price $129,000 224-char remark

    Show marketing remark (224 chars)

    This 9-unit property has one tenant in place and needs some renovations to reach its full potential. However, with the right vision, this could be a great investment property. Don't wait, schedule your private showing today!

21. 2025-04-10
    price $129,000 224-char remark

    Show marketing remark (224 chars)

    This 9-unit property has one tenant in place and needs some renovations to reach its full potential. However, with the right vision, this could be a great investment property. Don't wait, schedule your private showing today!

22. 2025-01-25
    listed $149,000 Active 224-char remark

    Show marketing remark (224 chars)

    This 9-unit property has one tenant in place and needs some renovations to reach its full potential. However, with the right vision, this could be a great investment property. Don't wait, schedule your private showing today!

23. 2025-01-24
    listed $149,000 Active 224-char remark

    Show marketing remark (224 chars)

    This 9-unit property has one tenant in place and needs some renovations to reach its full potential. However, with the right vision, this could be a great investment property. Don't wait, schedule your private showing today!

24. 2004-01-05
    soldstatus $82,000

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $628 · $52/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 9/10 Extreme FEMA zone AE · 99% 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: $117,912
• − Mortgage interest: −$5,546
• − Property taxes: −$628
• − Insurance: −$5,614
• − Repairs & maintenance: −$9,433
• − Management: −$9,433
• − Depreciation: −$2,880
• Taxable income: $84,379
• Est. tax owed @ 24.0%: −$20,251
• After-tax cash flow: $60,428/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): 28,716
• 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

+20.7% since first listed

7 events — show timeline

• 2025-07-01 Price Changed $99,000 GBRMLS
• 2025-07-01 Price Changed $99,000 AcadianaMLS
• 2025-04-10 Price Changed $129,000 AcadianaMLS
• 2025-04-10 Price Changed $129,000 GBRMLS
• 2025-01-25 Listed $149,000 GBRMLS
• 2025-01-24 Listed $149,000 AcadianaMLS
• 2004-01-05 Sold (Public Records) $82,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $628 · -2.3% YoY. Source: county tax records.