110 Daisy St · Thibodaux, LA 70301

$175,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 9 Days on market

Built 1977 5,445 sqft lot $128/sqft · 9% above area Est $158k · 11% over

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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 +15.9/30.0
• DSCR +4.9/10.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cutest country cottage you'll lay eyes on! This charming brick home has been lovingly maintained and is move-in ready. Kitchen features a gas stove, washer and dryer which is gas. Refrigerator will also remain. Home has been kept in excellent condition. Ac system inside and out as well as all ductwork only a year old. Whether you are a fist time buyer of just looking for something truly special this adorable home carries a special price tag of $175,000. Excellent for college students as well.

Key facts

• Ductwork
• Washer and dryer
• Ac system

Tags

• GAS STOVE
• WASHER AND DRYER
• REFRIGERATOR
• AC SYSTEM
• DUCTWORK

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 $83 ($996/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (17.9% below list).
• Recommended offer: $144k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 3 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: major flood risk; 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 $143,710 (17.9% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (median comp): $158,118
• List price: $175,000
• Delta: 10.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Daisy St	0.00mi	3/2.0	1,346 (-2%)	0mo	$175,000	$130	97
107 Vernon St	0.23mi	3/2.0	1,376 (+1%)	2mo	$195,000	$142	86
217 North 10th St	0.12mi	4/2.0 (+1)	1,383 (+1%)	5mo	$45,000	$33	83
1015 Lafourche Dr	0.20mi	3/1.0	1,300 (-5%)	1mo	$162,500	$125	78
209 Azalea St	0.07mi	3/2.0	1,500 (+10%)	5mo	$145,000	$97	76
307 N 13th St	0.21mi	3/2.0	1,284 (-6%)	12mo	$189,900	$148	70
1205 Lafourche Dr	0.27mi	3/2.0	1,482 (+8%)	10mo	$170,000	$115	66
209 N 13th St	0.25mi	2/1.0 (-1)	1,315 (-4%)	18mo	$139,500	$106	58
114 Elm St	0.32mi	3/2.0	1,568 (+15%)	12mo	$218,000	$139	51
755 Bayou Rd	0.38mi	2/2.0 (-1)	1,566 (+14%)	7mo	$199,500	$127	48
116 Birch St	0.70mi	3/2.0	1,291 (-6%)	22mo	$129,000	$100	40
201 Washington Ave	0.75mi	2/2.0 (-1)	1,215 (-11%)	15mo	$160,000	$132	29

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-23,289
• Equity at exit: $26,093

10-year hold

• IRR: -4.5%
• Equity multiple: 0.71×
• Total profit: $-14,366
• 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: 513
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $83

Break-even live

Break-even rent $1,332

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $182	-5% $133	+0% $83	+5% $33	+10% $-16
Rent	-10% $-31	-5% $26	+0% $83	+5% $140	+10% $197
Rate	-1.0pp $171	-0.5pp $128	base $83	+0.5pp $38	+1.0pp $-8

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	44d	1	0.85mi
1318 Ledet St Unit 2 Bed/15 Bath Thibodaux, LA	2.0	1.5	925	$1,290	$1.39	44d	1	1.44mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,325	$1.41	44d	6	1.49mi

Listing history 8 events

1. 2026-05-03
   status Pending 497-char remark

   Show marketing remark (499 chars)

   Cutest country cottage you'll lay eyes on! This charming brick home has been lovingly maintained and is move-in ready. Kitchen features a gas stove, washer and dryer which is gas. Refrigerator will also remain. Home has been kept in excellent condition. Ac system inside and out as well as all ductwork only a year old. Whether you are a fist time buyer of just looking for something truly special this adorable home carries a special price tag of $175,000. Excellent for college students as well.

2. 2026-05-03
   status Pending 499-char remark

   Show marketing remark (499 chars)

   Cutest country cottage you'll lay eyes on! This charming brick home has been lovingly maintained and is move-in ready. Kitchen features a gas stove, washer and dryer which is gas. Refrigerator will also remain. Home has been kept in excellent condition. Ac system inside and out as well as all ductwork only a year old. Whether you are a fist time buyer of just looking for something truly special this adorable home carries a special price tag of $175,000. Excellent for college students as well.

3. 2026-05-01
   status Active 497-char remark

   Show marketing remark (499 chars)

   Cutest country cottage you'll lay eyes on! This charming brick home has been lovingly maintained and is move-in ready. Kitchen features a gas stove, washer and dryer which is gas. Refrigerator will also remain. Home has been kept in excellent condition. Ac system inside and out as well as all ductwork only a year old. Whether you are a fist time buyer of just looking for something truly special this adorable home carries a special price tag of $175,000. Excellent for college students as well.

4. 2026-05-01
   status Active 499-char remark

   Show marketing remark (499 chars)

   Cutest country cottage you'll lay eyes on! This charming brick home has been lovingly maintained and is move-in ready. Kitchen features a gas stove, washer and dryer which is gas. Refrigerator will also remain. Home has been kept in excellent condition. Ac system inside and out as well as all ductwork only a year old. Whether you are a fist time buyer of just looking for something truly special this adorable home carries a special price tag of $175,000. Excellent for college students as well.

5. 2026-04-19
   status Pending 497-char remark

   Show marketing remark (499 chars)

   Cutest country cottage you'll lay eyes on! This charming brick home has been lovingly maintained and is move-in ready. Kitchen features a gas stove, washer and dryer which is gas. Refrigerator will also remain. Home has been kept in excellent condition. Ac system inside and out as well as all ductwork only a year old. Whether you are a fist time buyer of just looking for something truly special this adorable home carries a special price tag of $175,000. Excellent for college students as well.

6. 2026-04-19
   status Pending 499-char remark

   Show marketing remark (499 chars)

   Cutest country cottage you'll lay eyes on! This charming brick home has been lovingly maintained and is move-in ready. Kitchen features a gas stove, washer and dryer which is gas. Refrigerator will also remain. Home has been kept in excellent condition. Ac system inside and out as well as all ductwork only a year old. Whether you are a fist time buyer of just looking for something truly special this adorable home carries a special price tag of $175,000. Excellent for college students as well.

7. 2026-04-13
   listed $175,000 Active 497-char remark

   Show marketing remark (499 chars)

   Cutest country cottage you'll lay eyes on! This charming brick home has been lovingly maintained and is move-in ready. Kitchen features a gas stove, washer and dryer which is gas. Refrigerator will also remain. Home has been kept in excellent condition. Ac system inside and out as well as all ductwork only a year old. Whether you are a fist time buyer of just looking for something truly special this adorable home carries a special price tag of $175,000. Excellent for college students as well.

8. 2026-04-13
   listed $175,000 Active 499-char remark

   Show marketing remark (499 chars)

   Cutest country cottage you'll lay eyes on! This charming brick home has been lovingly maintained and is move-in ready. Kitchen features a gas stove, washer and dryer which is gas. Refrigerator will also remain. Home has been kept in excellent condition. Ac system inside and out as well as all ductwork only a year old. Whether you are a fist time buyer of just looking for something truly special this adorable home carries a special price tag of $175,000. Excellent for college students as well.

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$223/yr (+$19/mo · 30.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 69% 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: $17,245
• − Mortgage interest: −$9,803
• − Property taxes: −$740
• − Insurance: −$875
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$5,091
• Taxable loss: −$2,022
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $1,482/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

+0.0% since first listed

8 events — show timeline

• 2026-05-03 Pending — AcadianaMLS
• 2026-05-03 Pending — GBRMLS
• 2026-05-01 Relisted — AcadianaMLS
• 2026-05-01 Relisted — GBRMLS
• 2026-04-19 Pending — AcadianaMLS
• 2026-04-19 Pending — GBRMLS
• 2026-04-13 Listed $175,000 GBRMLS
• 2026-04-13 Listed $175,000 AcadianaMLS

Property tax history

+0.6%/yr

Latest (2024): $740 · -0.5% YoY. Source: county tax records.