1149 West Camellia Dr · Thibodaux, LA 70301

$175,000

3 bd · 2.0 ba · 1,711 sqft · SingleFamily public records · 40 Days on market

Built 1978 7,405 sqft lot $102/sqft · 15% below area Est $198k · 11% under

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Why this score? — see what drove the C+ 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 +23.6/30.0
• ARV discount +12.6/15.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1149 West Camellia in Thibodaux! This well maintained 3 bed, 2 bath home offers comfortable living with a functional layout perfect for everyday life. Inside, you'll find a spacious living area that flows easily into the kitchen and dining space, creating a warm and inviting atmosphere. Also, this home has an extra room that can be used as an office. Step outside to enjoy the covered patio ideal for relaxing evenings, entertaining guests, or weekend cookouts. The carport provides convenient covered parking and added storage options. Situated in a desirable location, this home offers both comfort and practicality at a great value. Don't miss your chance to make it yours, schedule your showing today!

Key facts

• Desirable location
• Extra room
• Carport

Tags

• EXTRA ROOM
• COVERED PATIO
• CARPORT
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Zoned schools: Bayou Community Academy Charter School (math 63% / reading 79%, grade A-, #23 of 646 statewide, top 4%, 515 students, 30% FRL, charter); West Thibodaux Middle School (math 12% / reading 37%, grade F, #141 of 218 statewide, top 65%, 430 students, 74% FRL); Thibodaux High School (math 26% / reading 45%, grade F, #104 of 265 statewide, top 39%, 1,454 students, 60% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 515 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

• ARV (median comp): $197,500
• List price: $175,000
• Delta: -11.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1221 Renee Dr	0.16mi	3/2.0	1,784 (+4%)	1mo	$266,000	$149	85
1206 Tina St	0.39mi	3/2.0	1,659 (-3%)	1mo	$261,930	$158	76
225 Cottage Way	0.48mi	3/2.0	1,689 (-1%)	1mo	$249,000	$147	75
1410 Tina St	0.44mi	3/2.0	1,659 (-3%)	1mo	$254,415	$153	73
1208 Tina St	0.39mi	3/2.0	1,629 (-5%)	1mo	$256,270	$157	73
187 Carriage Way	0.58mi	3/2.0	1,657 (-3%)	1mo	$257,500	$155	67
2000 Saint Bernard St	0.19mi	3/2.0	1,463 (-14%)	0mo	$215,000	$147	67
1409 Tina St	0.46mi	4/2.0 (+1)	1,568 (-8%)	1mo	$244,800	$156	59
1414 Tina St	0.47mi	4/2.0 (+1)	1,568 (-8%)	0mo	$245,065	$156	59
322 Tregre Ln	0.59mi	3/2.0	1,498 (-12%)	0mo	$235,150	$157	52
305 Wisteria St	0.71mi	3/2.0	1,508 (-12%)	0mo	$217,500	$144	47
1320 Tiger Dr	0.55mi	3/1.5	1,455 (-15%)	1mo	$198,000	$136	47

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-7,613
• Equity at exit: $26,093

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $19,438
• Equity at exit: $15,131

Cash invested: $49,000 (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: 515
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,788 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $329

Break-even live

Break-even rent $1,371

Max offer price $175,000

Occupancy floor 77%

Sensitivity live

Price	-10% $428	-5% $379	+0% $329	+5% $280	+10% $230
Rent	-10% $188	-5% $259	+0% $329	+5% $400	+10% $471
Rate	-1.0pp $417	-0.5pp $374	base $329	+0.5pp $284	+1.0pp $238

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Diplomat Way Thibodaux, LA	3.0	2.0	1892	$2,000	$1.06	45d	1	0.98mi
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	45d	1	1.17mi

Listing history 6 events

1. 2026-05-01
   status Active 718-char remark

   Show marketing remark (730 chars)

   Welcome to 1149 West Camellia in Thibodaux! This well maintained 3 bed, 2 bath home offers comfortable living with a functional layout perfect for everyday life. Inside, you’ll find a spacious living area that flows easily into the kitchen and dining space, creating a warm and inviting atmosphere. Also, this home has an extra room that can be used as an office. Step outside to enjoy the covered patio ideal for relaxing evenings, entertaining guests, or weekend cookouts. The carport provides convenient covered parking and added storage options. Situated in a desirable location, this home offers both comfort and practicality at a great value. Don’t miss your chance to make it yours, schedule your showing today!

2. 2026-05-01
   status Active 730-char remark

   Show marketing remark (730 chars)

   Welcome to 1149 West Camellia in Thibodaux! This well maintained 3 bed, 2 bath home offers comfortable living with a functional layout perfect for everyday life. Inside, you’ll find a spacious living area that flows easily into the kitchen and dining space, creating a warm and inviting atmosphere. Also, this home has an extra room that can be used as an office. Step outside to enjoy the covered patio ideal for relaxing evenings, entertaining guests, or weekend cookouts. The carport provides convenient covered parking and added storage options. Situated in a desirable location, this home offers both comfort and practicality at a great value. Don’t miss your chance to make it yours, schedule your showing today!

3. 2026-04-27
   status Pending 718-char remark

   Show marketing remark (730 chars)

   Welcome to 1149 West Camellia in Thibodaux! This well maintained 3 bed, 2 bath home offers comfortable living with a functional layout perfect for everyday life. Inside, you’ll find a spacious living area that flows easily into the kitchen and dining space, creating a warm and inviting atmosphere. Also, this home has an extra room that can be used as an office. Step outside to enjoy the covered patio ideal for relaxing evenings, entertaining guests, or weekend cookouts. The carport provides convenient covered parking and added storage options. Situated in a desirable location, this home offers both comfort and practicality at a great value. Don’t miss your chance to make it yours, schedule your showing today!

4. 2026-04-27
   status Pending 730-char remark

   Show marketing remark (730 chars)

   Welcome to 1149 West Camellia in Thibodaux! This well maintained 3 bed, 2 bath home offers comfortable living with a functional layout perfect for everyday life. Inside, you’ll find a spacious living area that flows easily into the kitchen and dining space, creating a warm and inviting atmosphere. Also, this home has an extra room that can be used as an office. Step outside to enjoy the covered patio ideal for relaxing evenings, entertaining guests, or weekend cookouts. The carport provides convenient covered parking and added storage options. Situated in a desirable location, this home offers both comfort and practicality at a great value. Don’t miss your chance to make it yours, schedule your showing today!

5. 2026-04-16
   listed $175,000 Active 730-char remark

   Show marketing remark (718 chars)

   Welcome to 1149 West Camellia in Thibodaux! This well maintained 3 bed, 2 bath home offers comfortable living with a functional layout perfect for everyday life. Inside, you'll find a spacious living area that flows easily into the kitchen and dining space, creating a warm and inviting atmosphere. Also, this home has an extra room that can be used as an office. Step outside to enjoy the covered patio ideal for relaxing evenings, entertaining guests, or weekend cookouts. The carport provides convenient covered parking and added storage options. Situated in a desirable location, this home offers both comfort and practicality at a great value. Don't miss your chance to make it yours, schedule your showing today!

6. 2026-04-16
   listed $175,000 Active 718-char remark

   Show marketing remark (718 chars)

   Welcome to 1149 West Camellia in Thibodaux! This well maintained 3 bed, 2 bath home offers comfortable living with a functional layout perfect for everyday life. Inside, you'll find a spacious living area that flows easily into the kitchen and dining space, creating a warm and inviting atmosphere. Also, this home has an extra room that can be used as an office. Step outside to enjoy the covered patio ideal for relaxing evenings, entertaining guests, or weekend cookouts. The carport provides convenient covered parking and added storage options. Situated in a desirable location, this home offers both comfort and practicality at a great value. Don't miss your chance to make it yours, schedule your showing today!

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,114 · $93/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 3/10 Moderate FEMA zone X · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $21,460
• − Mortgage interest: −$9,803
• − Property taxes: −$1,114
• − Insurance: −$875
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$5,091
• Taxable income: $1,144
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $3,677/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

+0.0% since first listed

6 events — show timeline

• 2026-05-01 Relisted — AcadianaMLS
• 2026-05-01 Relisted — GBRMLS
• 2026-04-27 Pending — AcadianaMLS
• 2026-04-27 Pending — GBRMLS
• 2026-04-16 Listed $175,000 GBRMLS
• 2026-04-16 Listed $175,000 AcadianaMLS

Property tax history

+15.3%/yr

Latest (2024): $1,114 · -0.3% YoY. Source: county tax records.