917 Caroline St · Thibodaux, LA 70301

$235,000

5 bd · 4.0 ba · 2,684 sqft · SingleFamily public records · 45 Days on market

Built 1960 0.37 ac lot Est $234k · at est.

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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 +14.7/30.0
• ARV discount +7.2/15.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very well maintained home on large piece of property walking distance from downtown Thibodaux. This beautiful ranch-style home features 5 bedroom and 4 full bathrooms. It boasts an eat in kitchen with an open floor plan. It is immaculate! Ample storage throughout; Primary bedroom with en suite located on the first floor. Extra room on 1st floor (w/ closet) to serve as an office, additional bedroom, etc. Large bricked patio area under the oak tree that offers ample space for shade. It is a nice, tranquil spot to sit and relax, swing, or dine during nice weather. House has a generator that will power the entire downstairs of the home. Currently under contract with Gage. Contract is transferra

Key facts

• Open floor plan
• Eat in kitchen
• Ample storage

Tags

• LARGE PIECE OF PROPERTY
• WALKING DISTANCE FROM DOWNTOWN
• EAT IN KITCHEN
• OPEN FLOOR PLAN
• AMPLE STORAGE
• PRIMARY BEDROOM WITH EN SUITE

Property features AI

Exterior

• Parking: Carport (2 spaces); Driveway; Total of 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story detached single family residence; Vinyl siding and brick exterior
• Construction: Shingle roof; Slab foundation; Built with vinyl siding and brick
• Exterior features: Covered patio; Storm door(s)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Bedrooms information not specified
• Flooring: Tile; Carpet; Vinyl
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closets; Eat-in kitchen; Shutters and window treatments; Smoke detector(s); Generator
• Laundry & utility: Laundry room with washer hookup; Gas dryer hookup; Washer and dryer included; Inside laundry

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $62 ($742/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 $187k (20.2% below list).
• Recommended offer: $187k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,441 (20.2% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
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: 0.80% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $233,508
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Washington Ave	0.16mi	4/2.0 (-1)	2,477 (-8%)	0mo	$235,000	$95	66
1027 General Nicholls Ave	0.19mi	4/3.0 (-1)	2,800 (+4%)	14mo	$235,000	$84	64
132 Goode St	0.70mi	4/3.0 (-1)	2,367 (-12%)	2mo	$205,000	$87	37

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-34,430
• Equity at exit: $35,039

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-26,081
• Equity at exit: $20,319

Cash invested: $65,800 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,874 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $62

Break-even live

Break-even rent $1,796

Max offer price $235,000

Occupancy floor 92%

Sensitivity live

Price	-10% $195	-5% $128	+0% $62	+5% $-5	+10% $-71
Rent	-10% $-86	-5% $-12	+0% $62	+5% $136	+10% $210
Rate	-1.0pp $180	-0.5pp $122	base $62	+0.5pp $1	+1.0pp $-61

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-17
   statusdays on marketlisting id $235,000 Pending 45 DOM
2. 2026-06-01
   days on market $235,000 Active Under Contract 191 DOM
3. 2026-05-31
   days on market $235,000 Active Under Contract 190 DOM
4. 2026-05-30
   days on market $235,000 Active Under Contract 189 DOM
5. 2026-01-06
   historical Active Under Contract
6. 2025-11-20
   listed $235,000 Active
7. 2025-11-20
   listed $235,000 Active

ⓘ 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: $1,064 · $89/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$228/yr (+$19/mo · 21.4%)

ⓘ 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 · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $22,493
• − Mortgage interest: −$13,164
• − Property taxes: −$1,064
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$6,836
• Taxable loss: −$3,345
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $1,545/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

3 events — show timeline

• 2026-01-06 Contingent — GBRMLS
• 2025-11-20 Listed $235,000 GBRMLS
• 2025-11-20 Listed $235,000 AcadianaMLS

Property tax history

+18.3%/yr

Latest (2024): $1,064 · +2.7% YoY. Source: county tax records.