1136 East Camellia Dr · Thibodaux, LA 70301

$188,000

3 bd · 1.0 ba · 1,138 sqft · Other public records · 301 Days on market

Built 1985 6,534 sqft lot $165/sqft · at area comps Est $190k · at est. ↓ 5% since listing

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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 +13.1/30.0
• ARV discount +8.0/15.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly remodeled and move-in ready, this 3-bedroom, 1-bath home offers 1,145 square feet of thoughtfully updated living space. Inside, you'll find fresh paint and all-new flooring that create a clean, welcoming feel throughout. The kitchen stands out with its brand-new stainless-steel gas stove and vent hood, an excellent upgrade for everyday cooking. The bathroom has been updated for a clean, functional finish, and a brand-new roof installed this year adds peace of mind and long-term value. With these major improvements, this home is ready for its next owner to move in and enjoy. Whether you're a first-time buyer, looking to downsize, or seeking a strong investment property, this home's updates and efficient layout make it must-see. Schedule your private showing today to see everything it has to offer.

Key facts

• Move-in ready
• Remodeled
• Brand-new roof

Tags

• REMODELED
• MOVE-IN READY
• UPDATED LIVING SPACE
• UPDATED BATHROOM
• BRAND-NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $188k.

Deal economics

• At list price, monthly cash flow is $-7 ($-87/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (24.0% below list).
• Recommended offer: $143k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in Thibodaux — 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 84/100 on livability (#2 in LA, #723 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime C-, employment F.
• Lafourche Parish (other): math 31% / reading 49% proficiency, ranked #22 of 98 in LA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 513 active listings in the ZIP; 8 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; 319 units permitted in Lafourche 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $142,829 (24.0% 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 301 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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 A-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. 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: 0.76% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (median comp): $189,928
• List price: $188,000
• Delta: -1.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-31,150
• Equity at exit: $28,031

10-year hold

• IRR: -8.8%
• Equity multiple: 0.46×
• Total profit: $-28,629
• Equity at exit: $16,255

Cash invested: $52,640 (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 70301

• Rents YoY: 2.9%
• Active inventory: 513
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$986
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-7

Break-even live

Break-even rent $1,437

Max offer price $186,716

Occupancy floor 96%

Sensitivity live

Price	-10% $99	-5% $46	+0% $-7	+5% $-60	+10% $-114
Rent	-10% $-120	-5% $-64	+0% $-7	+5% $49	+10% $106
Rate	-1.0pp $87	-0.5pp $41	base $-7	+0.5pp $-56	+1.0pp $-106

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2314 Saint Bernard St Thibodaux, LA	2.0	1.5	909	$1,300	$1.43	44d	1	0.42mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,325	$1.41	44d	6	0.58mi
1300 Louise St Thibodaux, LA	2.0	1.5	808	$1,200	$1.49	44d	2	0.62mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	44d	1	0.65mi
610 Sycamore St Thibodaux, LA	2.0	1.0	800	$1,100	$1.38	44d	1	0.79mi
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	44d	1	1.11mi
2464 Talbot Ave Thibodaux, LA	1.0–2.0	1.0–2.0	804	$1,269	$1.58	44d	12	1.40mi
1712 Ridgefield Ave Unit A Thibodaux, LA	2.0	1.0	900	$1,100	$1.22	44d	1	1.48mi

Listing history 26 events

1. 2026-06-19
   days on market $188,000 Active 301 DOM
2. 2026-06-18
   days on market $188,000 Active 300 DOM
3. 2026-06-17
   days on market $188,000 Active 299 DOM
4. 2026-06-16
   days on market $188,000 Active 298 DOM
5. 2026-06-15
   days on market $188,000 Active 297 DOM
6. 2026-06-14
   days on market $188,000 Active 295 DOM
7. 2026-06-13
   days on market $188,000 Active 294 DOM
8. 2026-06-10
   days on market $188,000 Active 292 DOM
9. 2026-06-09
   days on market $188,000 Active 291 DOM
10. 2026-06-08
    remarks 693-char remark
11. 2026-06-08
    days on market $188,000 Active 290 DOM
12. 2026-06-07
    days on market $188,000 Active 289 DOM
13. 2026-06-05
    days on market $188,000 Active 286 DOM
14. 2026-06-03
    days on market $188,000 Active 285 DOM
15. 2026-06-02
    days on market $188,000 Active 284 DOM
16. 2026-06-01
    days on market $188,000 Active 283 DOM
17. 2026-05-31
    days on market $188,000 Active 282 DOM
18. 2026-05-30
    days on market $188,000 Active 281 DOM
19. 2025-12-03
    price $188,000 815-char remark

    Show marketing remark (833 chars)

    Freshly remodeled and move-in ready, this 3-bedroom, 1-bath home offers 1,145 square feet of thoughtfully updated living space. Inside, you’ll find fresh paint and all-new flooring that create a clean, welcoming feel throughout. The kitchen stands out with its brand-new stainless-steel gas stove and vent hood, an excellent upgrade for everyday cooking. The bathroom has been updated for a clean, functional finish, and a brand-new roof installed this year adds peace of mind and long-term value. With these major improvements, this home is ready for its next owner to move in and enjoy. Whether you’re a first-time buyer, looking to downsize, or seeking a strong investment property, this home’s updates and efficient layout make it must-see. Schedule your private showing today to see everything it has to offer.

20. 2025-12-03
    price $188,000 833-char remark

    Show marketing remark (833 chars)

    Freshly remodeled and move-in ready, this 3-bedroom, 1-bath home offers 1,145 square feet of thoughtfully updated living space. Inside, you’ll find fresh paint and all-new flooring that create a clean, welcoming feel throughout. The kitchen stands out with its brand-new stainless-steel gas stove and vent hood, an excellent upgrade for everyday cooking. The bathroom has been updated for a clean, functional finish, and a brand-new roof installed this year adds peace of mind and long-term value. With these major improvements, this home is ready for its next owner to move in and enjoy. Whether you’re a first-time buyer, looking to downsize, or seeking a strong investment property, this home’s updates and efficient layout make it must-see. Schedule your private showing today to see everything it has to offer.

21. 2025-11-21
    price $190,000 815-char remark

    Show marketing remark (815 chars)

    Freshly remodeled and move-in ready, this 3-bedroom, 1-bath home offers 1,145 square feet of thoughtfully updated living space. Inside, you'll find fresh paint and all-new flooring that create a clean, welcoming feel throughout. The kitchen stands out with its brand-new stainless-steel gas stove and vent hood, an excellent upgrade for everyday cooking. The bathroom has been updated for a clean, functional finish, and a brand-new roof installed this year adds peace of mind and long-term value. With these major improvements, this home is ready for its next owner to move in and enjoy. Whether you're a first-time buyer, looking to downsize, or seeking a strong investment property, this home's updates and efficient layout make it must-see. Schedule your private showing today to see everything it has to offer.

22. 2025-11-20
    price $190,000 833-char remark

    Show marketing remark (833 chars)

    Freshly remodeled and move-in ready, this 3-bedroom, 1-bath home offers 1,145 square feet of thoughtfully updated living space. Inside, you’ll find fresh paint and all-new flooring that create a clean, welcoming feel throughout. The kitchen stands out with its brand-new stainless-steel gas stove and vent hood, an excellent upgrade for everyday cooking. The bathroom has been updated for a clean, functional finish, and a brand-new roof installed this year adds peace of mind and long-term value. With these major improvements, this home is ready for its next owner to move in and enjoy. Whether you’re a first-time buyer, looking to downsize, or seeking a strong investment property, this home’s updates and efficient layout make it must-see. Schedule your private showing today to see everything it has to offer.

23. 2025-09-30
    price $196,000 815-char remark

    Show marketing remark (833 chars)

    Freshly remodeled and move-in ready, this 3-bedroom, 1-bath home offers 1,145 square feet of thoughtfully updated living space. Inside, you’ll find fresh paint and all-new flooring that create a clean, welcoming feel throughout. The kitchen stands out with its brand-new stainless-steel gas stove and vent hood, an excellent upgrade for everyday cooking. The bathroom has been updated for a clean, functional finish, and a brand-new roof installed this year adds peace of mind and long-term value. With these major improvements, this home is ready for its next owner to move in and enjoy. Whether you’re a first-time buyer, looking to downsize, or seeking a strong investment property, this home’s updates and efficient layout make it must-see. Schedule your private showing today to see everything it has to offer.

24. 2025-09-30
    price $196,000 833-char remark

    Show marketing remark (833 chars)

    Freshly remodeled and move-in ready, this 3-bedroom, 1-bath home offers 1,145 square feet of thoughtfully updated living space. Inside, you’ll find fresh paint and all-new flooring that create a clean, welcoming feel throughout. The kitchen stands out with its brand-new stainless-steel gas stove and vent hood, an excellent upgrade for everyday cooking. The bathroom has been updated for a clean, functional finish, and a brand-new roof installed this year adds peace of mind and long-term value. With these major improvements, this home is ready for its next owner to move in and enjoy. Whether you’re a first-time buyer, looking to downsize, or seeking a strong investment property, this home’s updates and efficient layout make it must-see. Schedule your private showing today to see everything it has to offer.

25. 2025-08-22
    listed $198,000 Active 833-char remark

    Show marketing remark (815 chars)

    Freshly remodeled and move-in ready, this 3-bedroom, 1-bath home offers 1,145 square feet of thoughtfully updated living space. Inside, you'll find fresh paint and all-new flooring that create a clean, welcoming feel throughout. The kitchen stands out with its brand-new stainless-steel gas stove and vent hood, an excellent upgrade for everyday cooking. The bathroom has been updated for a clean, functional finish, and a brand-new roof installed this year adds peace of mind and long-term value. With these major improvements, this home is ready for its next owner to move in and enjoy. Whether you're a first-time buyer, looking to downsize, or seeking a strong investment property, this home's updates and efficient layout make it must-see. Schedule your private showing today to see everything it has to offer.

26. 2025-08-22
    listed $198,000 Active 815-char remark

    Show marketing remark (815 chars)

    Freshly remodeled and move-in ready, this 3-bedroom, 1-bath home offers 1,145 square feet of thoughtfully updated living space. Inside, you'll find fresh paint and all-new flooring that create a clean, welcoming feel throughout. The kitchen stands out with its brand-new stainless-steel gas stove and vent hood, an excellent upgrade for everyday cooking. The bathroom has been updated for a clean, functional finish, and a brand-new roof installed this year adds peace of mind and long-term value. With these major improvements, this home is ready for its next owner to move in and enjoy. Whether you're a first-time buyer, looking to downsize, or seeking a strong investment property, this home's updates and efficient layout make it must-see. Schedule your private showing today to see everything it has to offer.

ⓘ 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: $857 · $71/mo
• Projected year-2 tax: $1,034 · $86/mo
• Expected delta: +$177/yr (+$15/mo · 20.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,139
• − Mortgage interest: −$10,531
• − Property taxes: −$857
• − Insurance: −$940
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$5,469
• Taxable loss: −$3,400
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $729/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: Lafourche Parish
• NCES district ID: 2200900
• Math proficiency: 31% ▼ -43.00%
• Reading proficiency: 49% ▼ -32.00%
• Median HH income: $49,703
• Composite: 34.4/100
• National rank: #5205
• State rank: #22 of 98 in LA

Livability — Thibodaux

• Score: 84/100
• State rank: #2
• US rank: #723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lafourche Parish · 50,095 people
• City population: 50,095
• Metro: Houma-Thibodaux, LA
• Population (ZIP): 50,095
• Household income: $58,394
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 1513.0

Population outlook (Lafourche County) Hauer SSP2

• Today (2025): 102,122 people
• By 2030: 103,361 · +1.2%
• By 2040: 104,401 · +2.2%
• By 2050: 102,795 · +0.7%
• By 2075: 95,599 · -6.4%
• By 2100: 82,303 · -19.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Hispanic / Latino 5% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 18% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 2%

Political lean MEDSL · Lafourche

• 2024 margin: Solid R (+62.1) · D 18.4% · R 80.4% · Other 1.2%
• 2008→2024 swing: -16.1pp toward R · 2008: -46.0pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+60.3 2016: R+56.5 2012: R+48.5 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.35%
• Current HPI: 124.5559
• Rent YoY: ▲ 2.90%
• 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

-5.1% since first listed

8 events — show timeline

• 2025-12-03 Price Changed $188,000 AcadianaMLS
• 2025-12-03 Price Changed $188,000 GBRMLS
• 2025-11-21 Price Changed $190,000 AcadianaMLS
• 2025-11-20 Price Changed $190,000 GBRMLS
• 2025-09-30 Price Changed $196,000 AcadianaMLS
• 2025-09-30 Price Changed $196,000 GBRMLS
• 2025-08-22 Listed $198,000 GBRMLS
• 2025-08-22 Listed $198,000 AcadianaMLS

Property tax history

+1.4%/yr

Latest (2024): $857 · +2.5% YoY. Source: county tax records.