700 Brule Guillot Rd · Thibodaux, LA 70301

$152,500

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 228 Days on market

Built 1955 9,583 sqft lot $94/sqft · 33% below area Est $190k · 20% under

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Why this score? — see what drove the B- 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.5/10.0
• 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

Great starter home on a desirable corner lot in Thibodaux. This 3-bedroom, 2-bath home features two spacious living areas, offering flexibility for everyday living or entertaining. Enjoy the quiet feel of country living while still being conveniently located just minutes from town. This home offers a great opportunity for affordability and potential. Schedule your showing today.

Key facts

• Parish utilities
• Central a/c
• Corner lot

Tags

• CORNER LOT
• SCREENED AND COVERED PORCH
• CENTRAL A/C
• PARISH UTILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 228 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $26k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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 1955 — 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: 1.05% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (median comp): $190,408
• List price: $152,500
• Delta: -19.91%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,986
• Equity at exit: $22,738

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $24,767
• Equity at exit: $13,185

Cash invested: $42,700 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$800
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $345

Break-even live

Break-even rent $1,169

Max offer price $152,500

Occupancy floor 74%

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-19
   days on market $152,500 Active 228 DOM
2. 2026-06-18
   days on market $152,500 Active 227 DOM
3. 2026-06-17
   days on market $152,500 Active 226 DOM
4. 2026-06-16
   days on market $152,500 Active 225 DOM
5. 2026-06-15
   days on market $152,500 Active 224 DOM
6. 2026-06-14
   days on market $152,500 Active 222 DOM
7. 2026-06-13
   days on market $152,500 Active 221 DOM
8. 2026-06-10
   days on market $152,500 Active 219 DOM
9. 2026-06-09
   days on market $152,500 Active 218 DOM
10. 2026-06-08
    days on market $152,500 Active 217 DOM
11. 2026-06-07
    days on market $152,500 Active 216 DOM
12. 2026-06-05
    days on market $152,500 Active 213 DOM
13. 2026-06-03
    days on market $152,500 Active 212 DOM
14. 2026-06-02
    days on market $152,500 Active 211 DOM
15. 2026-06-01
    days on market $152,500 Active 210 DOM
16. 2026-05-31
    days on market $152,500 Active 209 DOM
17. 2026-05-30
    days on market $152,500 Active 208 DOM
18. 2026-04-17
    price $156,500 381-char remark

    Show marketing remark (381 chars)

    Great starter home on a desirable corner lot in Thibodaux. This 3-bedroom, 2-bath home features two spacious living areas, offering flexibility for everyday living or entertaining. Enjoy the quiet feel of country living while still being conveniently located just minutes from town. This home offers a great opportunity for affordability and potential. Schedule your showing today.

19. 2026-04-17
    price $156,500 381-char remark

    Show marketing remark (381 chars)

    Great starter home on a desirable corner lot in Thibodaux. This 3-bedroom, 2-bath home features two spacious living areas, offering flexibility for everyday living or entertaining. Enjoy the quiet feel of country living while still being conveniently located just minutes from town. This home offers a great opportunity for affordability and potential. Schedule your showing today.

20. 2026-03-24
    price $157,000 381-char remark

    Show marketing remark (381 chars)

    Great starter home on a desirable corner lot in Thibodaux. This 3-bedroom, 2-bath home features two spacious living areas, offering flexibility for everyday living or entertaining. Enjoy the quiet feel of country living while still being conveniently located just minutes from town. This home offers a great opportunity for affordability and potential. Schedule your showing today.

21. 2026-03-24
    price $157,000 381-char remark

    Show marketing remark (381 chars)

    Great starter home on a desirable corner lot in Thibodaux. This 3-bedroom, 2-bath home features two spacious living areas, offering flexibility for everyday living or entertaining. Enjoy the quiet feel of country living while still being conveniently located just minutes from town. This home offers a great opportunity for affordability and potential. Schedule your showing today.

22. 2026-02-16
    price $162,000 381-char remark

    Show marketing remark (381 chars)

    Great starter home on a desirable corner lot in Thibodaux. This 3-bedroom, 2-bath home features two spacious living areas, offering flexibility for everyday living or entertaining. Enjoy the quiet feel of country living while still being conveniently located just minutes from town. This home offers a great opportunity for affordability and potential. Schedule your showing today.

23. 2026-02-16
    price $162,000 381-char remark

    Show marketing remark (381 chars)

    Great starter home on a desirable corner lot in Thibodaux. This 3-bedroom, 2-bath home features two spacious living areas, offering flexibility for everyday living or entertaining. Enjoy the quiet feel of country living while still being conveniently located just minutes from town. This home offers a great opportunity for affordability and potential. Schedule your showing today.

24. 2026-01-08
    price $169,000 381-char remark

    Show marketing remark (381 chars)

    Great starter home on a desirable corner lot in Thibodaux. This 3-bedroom, 2-bath home features two spacious living areas, offering flexibility for everyday living or entertaining. Enjoy the quiet feel of country living while still being conveniently located just minutes from town. This home offers a great opportunity for affordability and potential. Schedule your showing today.

25. 2026-01-08
    price $169,000 381-char remark

    Show marketing remark (381 chars)

    Great starter home on a desirable corner lot in Thibodaux. This 3-bedroom, 2-bath home features two spacious living areas, offering flexibility for everyday living or entertaining. Enjoy the quiet feel of country living while still being conveniently located just minutes from town. This home offers a great opportunity for affordability and potential. Schedule your showing today.

26. 2025-10-21
    listed $178,000 Active 381-char remark

    Show marketing remark (381 chars)

    Great starter home on a desirable corner lot in Thibodaux. This 3-bedroom, 2-bath home features two spacious living areas, offering flexibility for everyday living or entertaining. Enjoy the quiet feel of country living while still being conveniently located just minutes from town. This home offers a great opportunity for affordability and potential. Schedule your showing today.

27. 2025-10-21
    listed $178,000 Active 381-char remark

    Show marketing remark (381 chars)

    Great starter home on a desirable corner lot in Thibodaux. This 3-bedroom, 2-bath home features two spacious living areas, offering flexibility for everyday living or entertaining. Enjoy the quiet feel of country living while still being conveniently located just minutes from town. This home offers a great opportunity for affordability and potential. Schedule your showing today.

28. 2023-02-23
    soldstatus Sold
29. 2023-02-23
    soldstatus $125,000
30. 2023-01-07
    historical
31. 2022-12-27
    listed $135,000 Active
32. 2022-12-27
    listed $135,000
33. 2018-01-04
    soldstatus
34. 2018-01-04
    soldstatus $108,000
35. 2017-11-09
    listed $108,000
36. 2017-11-09
    listed $108,000
37. 2017-11-07
    listed $108,000
38. 2017-11-07
    listed $108,000

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $839 · $70/mo
• Expected delta: +$114/yr (+$10/mo · 15.7%)

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

Taxation est. · year 1

• Rental income: $19,263
• − Mortgage interest: −$8,542
• − Property taxes: −$725
• − Insurance: −$762
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$4,436
• Taxable income: $1,715
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $3,723/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

+44.9% since first listed

21 events — show timeline

• 2026-04-17 Price Changed $156,500 AcadianaMLS
• 2026-04-17 Price Changed $156,500 GBRMLS
• 2026-03-24 Price Changed $157,000 AcadianaMLS
• 2026-03-24 Price Changed $157,000 GBRMLS
• 2026-02-16 Price Changed $162,000 AcadianaMLS
• 2026-02-16 Price Changed $162,000 GBRMLS
• 2026-01-08 Price Changed $169,000 AcadianaMLS
• 2026-01-08 Price Changed $169,000 GBRMLS
• 2025-10-21 Listed $178,000 GBRMLS
• 2025-10-21 Listed $178,000 AcadianaMLS
• 2023-02-23 Sold (Public Records) $125,000 Public Records
• 2023-02-23 Sold (MLS) — GBRMLS
• 2023-01-07 Delisted — GBRMLS
• 2022-12-27 Listed $135,000 AcadianaMLS
• 2022-12-27 Listed $135,000 GBRMLS
• 2018-01-04 Sold (Public Records) $108,000 Public Records
• 2018-01-04 Sold (MLS) — GBRMLS
• 2017-11-09 Listed $108,000 AcadianaMLS
• 2017-11-09 Listed $108,000 GBRMLS
• 2017-11-07 Listed $108,000 GBRMLS
• 2017-11-07 Listed $108,000 AcadianaMLS

Property tax history

+0.6%/yr

Latest (2024): $725 · +2.9% YoY. Source: county tax records.