103 Apricot St · Thibodaux, LA 70301

$180,000

4 bd · 2.0 ba · 2,200 sqft · SingleFamily public records · 200 Days on market

Built 1957 9,147 sqft lot $82/sqft · 32% below area Est $172k · at est.

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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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• ARV discount +5.4/15.0
• 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

PRICE IMPROVEMENT. Now listed at $180,000, 103 Apricot Street offers one of the more compelling 4-bedroom opportunities currently available in Thibodaux. This 4 bedroom, 2 bath home features a spacious eat-in kitchen, newer roof and windows, fenced yard with rear access, detached workshop/storage space, and established fruit-producing trees including guava, fig, pomegranate, Japanese plum, and banana.

Key facts

• Solid construction
• Durable flooring
• Gas cooking

Tags

• SOLID CONSTRUCTION
• DURABLE FLOORING
• OVERSIZED EAT-IN KITCHEN
• ABUNDANT CABINETRY
• GAS COOKING
• NEWER APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 2 comparable units currently listed for rent nearby; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 200 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; list at $180k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 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 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. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $172,097
• List price: $180,000
• Delta: 4.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Hickory St	0.04mi	3/2.0 (-1)	2,086 (-5%)	11mo	$199,000	$95	75
1100 Tiger Dr	0.22mi	4/2.0	2,393 (+9%)	4mo	$140,000	$59	72
904 Tiger Dr	0.13mi	3/2.0 (-1)	2,053 (-7%)	10mo	$130,000	$63	70
129 Len Ct	0.48mi	4/2.0	2,225 (+1%)	12mo	$248,900	$112	66
609 Oak Ln	0.40mi	3/2.0 (-1)	2,020 (-8%)	3mo	$225,000	$111	60
206 Glenn St	0.62mi	4/2.0	2,110 (-4%)	6mo	$240,000	$114	59
1402 Julia St	0.59mi	3/2.0 (-1)	2,124 (-4%)	7mo	$215,000	$101	56
206 Holley St	0.53mi	3/2.0 (-1)	2,093 (-5%)	20mo	$250,000	$119	46
207 St Bernard St	0.48mi	4/2.5	1,974 (-10%)	16mo	$218,000	$110	45
310 Lee Dr	0.68mi	3/2.0 (-1)	1,904 (-14%)	2mo	$231,500	$122	39
215 St. Bernard St	0.44mi	3/2.5 (-1)	1,942 (-12%)	20mo	$219,000	$113	36
1113 Renee Dr	0.72mi	3/2.0 (-1)	1,885 (-14%)	2mo	$225,000	$119	36

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-6,700
• Equity at exit: $26,839

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $22,440
• Equity at exit: $15,563

Cash invested: $50,400 (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 70301

• Rents YoY: 2.9%
• Active inventory: 513
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$104 /mo · $1,245/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $356

Break-even live

Break-even rent $1,421

Max offer price $180,000

Occupancy floor 76%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	43d	1	0.47mi
208 Diplomat Way Thibodaux, LA	3.0	2.0	1892	$2,000	$1.06	43d	1	1.23mi

Listing history 26 events

1. 2026-06-19
   days on market $180,000 Active 200 DOM
2. 2026-06-18
   days on market $180,000 Active 199 DOM
3. 2026-06-17
   days on market $180,000 Active 198 DOM
4. 2026-06-16
   days on market $180,000 Active 197 DOM
5. 2026-06-15
   days on market $180,000 Active 196 DOM
6. 2026-06-14
   days on market $180,000 Active 194 DOM
7. 2026-06-13
   days on market $180,000 Active 193 DOM
8. 2026-06-10
   days on market $180,000 Active 191 DOM
9. 2026-06-09
   days on market $180,000 Active 190 DOM
10. 2026-06-08
    days on market $180,000 Active 189 DOM
11. 2026-06-07
    days on market $180,000 Active 188 DOM
12. 2026-06-05
    days on market $180,000 Active 185 DOM
13. 2026-06-03
    days on market $180,000 Active 184 DOM
14. 2026-06-02
    days on market $180,000 Active 183 DOM
15. 2026-06-01
    days on market $180,000 Active 182 DOM
16. 2026-05-31
    days on market $180,000 Active 181 DOM
17. 2026-05-30
    days on market $180,000 Active 180 DOM
18. 2026-05-12
    price $180,000 404-char remark

    Show marketing remark (404 chars)

    PRICE IMPROVEMENT. Now listed at $180,000, 103 Apricot Street offers one of the more compelling 4-bedroom opportunities currently available in Thibodaux. This 4 bedroom, 2 bath home features a spacious eat-in kitchen, newer roof and windows, fenced yard with rear access, detached workshop/storage space, and established fruit-producing trees including guava, fig, pomegranate, Japanese plum, and banana.

19. 2026-05-12
    price $180,000 404-char remark

    Show marketing remark (404 chars)

    PRICE IMPROVEMENT. Now listed at $180,000, 103 Apricot Street offers one of the more compelling 4-bedroom opportunities currently available in Thibodaux. This 4 bedroom, 2 bath home features a spacious eat-in kitchen, newer roof and windows, fenced yard with rear access, detached workshop/storage space, and established fruit-producing trees including guava, fig, pomegranate, Japanese plum, and banana.

20. 2026-04-13
    price $189,000 404-char remark

    Show marketing remark (404 chars)

    PRICE IMPROVEMENT. Now listed at $180,000, 103 Apricot Street offers one of the more compelling 4-bedroom opportunities currently available in Thibodaux. This 4 bedroom, 2 bath home features a spacious eat-in kitchen, newer roof and windows, fenced yard with rear access, detached workshop/storage space, and established fruit-producing trees including guava, fig, pomegranate, Japanese plum, and banana.

21. 2026-04-13
    price $189,000 404-char remark

    Show marketing remark (404 chars)

    PRICE IMPROVEMENT. Now listed at $180,000, 103 Apricot Street offers one of the more compelling 4-bedroom opportunities currently available in Thibodaux. This 4 bedroom, 2 bath home features a spacious eat-in kitchen, newer roof and windows, fenced yard with rear access, detached workshop/storage space, and established fruit-producing trees including guava, fig, pomegranate, Japanese plum, and banana.

22. 2026-02-05
    price $197,500 404-char remark

    Show marketing remark (404 chars)

    PRICE IMPROVEMENT. Now listed at $180,000, 103 Apricot Street offers one of the more compelling 4-bedroom opportunities currently available in Thibodaux. This 4 bedroom, 2 bath home features a spacious eat-in kitchen, newer roof and windows, fenced yard with rear access, detached workshop/storage space, and established fruit-producing trees including guava, fig, pomegranate, Japanese plum, and banana.

23. 2026-02-05
    price $197,500 404-char remark

    Show marketing remark (404 chars)

    PRICE IMPROVEMENT. Now listed at $180,000, 103 Apricot Street offers one of the more compelling 4-bedroom opportunities currently available in Thibodaux. This 4 bedroom, 2 bath home features a spacious eat-in kitchen, newer roof and windows, fenced yard with rear access, detached workshop/storage space, and established fruit-producing trees including guava, fig, pomegranate, Japanese plum, and banana.

24. 2025-12-01
    listed $200,000 Active 404-char remark

    Show marketing remark (404 chars)

    PRICE IMPROVEMENT. Now listed at $180,000, 103 Apricot Street offers one of the more compelling 4-bedroom opportunities currently available in Thibodaux. This 4 bedroom, 2 bath home features a spacious eat-in kitchen, newer roof and windows, fenced yard with rear access, detached workshop/storage space, and established fruit-producing trees including guava, fig, pomegranate, Japanese plum, and banana.

25. 2025-12-01
    listed $200,000 Active 404-char remark

    Show marketing remark (404 chars)

    PRICE IMPROVEMENT. Now listed at $180,000, 103 Apricot Street offers one of the more compelling 4-bedroom opportunities currently available in Thibodaux. This 4 bedroom, 2 bath home features a spacious eat-in kitchen, newer roof and windows, fenced yard with rear access, detached workshop/storage space, and established fruit-producing trees including guava, fig, pomegranate, Japanese plum, and banana.

26. 2020-12-14
    soldstatus $98,000

ⓘ 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: $1,245 · $104/mo
• Projected year-2 tax: $1,245 · $104/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 1/10 Low FEMA zone X · 0% 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: $22,468
• − Mortgage interest: −$10,083
• − Property taxes: −$1,245
• − Insurance: −$900
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$5,236
• Taxable income: $1,409
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $3,939/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

• Census place: Thibodaux, LA
• 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

+83.7% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $180,000 AcadianaMLS
• 2026-05-12 Price Changed $180,000 GBRMLS
• 2026-04-13 Price Changed $189,000 AcadianaMLS
• 2026-04-13 Price Changed $189,000 GBRMLS
• 2026-02-05 Price Changed $197,500 AcadianaMLS
• 2026-02-05 Price Changed $197,500 GBRMLS
• 2025-12-01 Listed $200,000 GBRMLS
• 2025-12-01 Listed $200,000 AcadianaMLS
• 2020-12-14 Sold (Public Records) $98,000 Public Records

Property tax history

+6.9%/yr

Latest (2024): $1,245 · +0.4% YoY. Source: county tax records.