603 Lafourche Dr · Thibodaux, LA 70301

$157,000

3 bd · 2.0 ba · 2,080 sqft · SingleFamily public records · 72 Days on market

Built 1974 10,454 sqft lot $75/sqft · 23% below area Est $206k · 24% under ↓ 15% since listing

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• 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

Opportunity is knocking! This is the perfect opportunity for someone looking for a beautiful home with great bones and the vision to bring it back to life. This 3 bedroom, 2 bath home with over 2,000 square feet has unfortunately experienced a fire, and the owner are ready to sell - creating a rare chance for the right buyer to build instant equity with some hard work and imagination. Once restored, this home could easily be worth $250,000+ And the best part? Since it need updates throughout, you get the freedom to choose your own flooring, paint and finishes without paying for someone else's style. This home sits on a large lot, with mature trees and beautiful street. his home is truly a diamond in the rough and could become your next masterpiece. If you've got a little vision and don't mind putting in some sweat equity this one may be exactly what you've been looking for. Come take a look and bring your imagination with you!

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/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 $156k (0.9% below list).
• Recommended offer: $148k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 1 comparable units currently listed for rent nearby; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 72 days — a 6% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 0.99% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (median comp): $206,258
• List price: $157,000
• Delta: -23.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Green St	0.48mi	3/2.0	1,850 (-11%)	4mo	$115,000	$62	56
306 E 2nd St	0.48mi	3/2.0	2,353 (+13%)	1mo	$320,000	$136	55
103 Ashland Dr	0.63mi	3/2.5	2,105 (+1%)	19mo	$339,000	$161	51
212 N 4th St	0.13mi	4/3.0 (+1)	1,771 (-15%)	13mo	$249,000	$141	49
111 Victory St	0.20mi	4/2.5 (+1)	1,794 (-14%)	14mo	$205,000	$114	49
129 Len Ct	0.57mi	4/2.0 (+1)	2,225 (+7%)	12mo	$248,900	$112	47
404 Menard St	0.58mi	3/2.0	2,322 (+12%)	10mo	$315,000	$136	45
529 Goode St	0.70mi	2/2.0 (-1)	2,023 (-3%)	22mo	$303,900	$150	40
132 Goode St	0.63mi	4/3.0 (+1)	2,367 (+14%)	2mo	$205,000	$87	37
613 Magnolia St	0.68mi	3/1.5	1,772 (-15%)	17mo	$149,500	$84	27
108 Hermitage Dr	0.72mi	4/2.5 (+1)	2,348 (+13%)	23mo	$324,900	$138	19

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,836
• Equity at exit: $23,409

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $13,108
• Equity at exit: $13,574

Cash invested: $43,960 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $264

Break-even live

Break-even rent $1,221

Max offer price $157,000

Occupancy floor 78%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.74mi

Listing history 37 events

1. 2026-06-19
   days on market $157,000 Active 72 DOM
2. 2026-06-18
   days on market $157,000 Active 71 DOM
3. 2026-06-17
   days on market $157,000 Active 70 DOM
4. 2026-06-16
   days on market $157,000 Active 69 DOM
5. 2026-06-15
   days on market $157,000 Active 68 DOM
6. 2026-06-14
   days on market $157,000 Active 66 DOM
7. 2026-06-13
   days on market $157,000 Active 65 DOM
8. 2026-06-10
   days on market $157,000 Active 63 DOM
9. 2026-06-09
   days on market $157,000 Active 62 DOM
10. 2026-06-08
    days on market $157,000 Active 61 DOM
11. 2026-06-07
    days on market $157,000 Active 60 DOM
12. 2026-06-05
    days on market $157,000 Active 57 DOM
13. 2026-06-03
    days on market $157,000 Active 56 DOM
14. 2026-06-02
    days on market $157,000 Active 55 DOM
15. 2026-06-01
    days on market $157,000 Active 54 DOM
16. 2026-05-31
    days on market $157,000 Active 53 DOM
17. 2026-05-30
    days on market $157,000 Active 52 DOM
18. 2026-04-08
    listed $157,000 Active 941-char remark

    Show marketing remark (941 chars)

    Opportunity is knocking! This is the perfect opportunity for someone looking for a beautiful home with great bones and the vision to bring it back to life. This 3 bedroom, 2 bath home with over 2,000 square feet has unfortunately experienced a fire, and the owner are ready to sell - creating a rare chance for the right buyer to build instant equity with some hard work and imagination. Once restored, this home could easily be worth $250,000+ And the best part? Since it need updates throughout, you get the freedom to choose your own flooring, paint and finishes without paying for someone else's style. This home sits on a large lot, with mature trees and beautiful street. his home is truly a diamond in the rough and could become your next masterpiece. If you've got a little vision and don't mind putting in some sweat equity this one may be exactly what you've been looking for. Come take a look and bring your imagination with you!

19. 2026-04-07
    listed $157,000 Active 940-char remark

    Show marketing remark (940 chars)

    Opportunity is knocking! This is the perfect opportunity for someone looking for a beautiful home with great bones and the vision to bring it back to life. This 3 bedroom, 2 bath home with over 2,000 square feet has unfortunately experienced a fire, and the owner are ready to sell - creating a rare chance for the right buyer to build instant equity with some hard work and imagination. Once restored, this home could easily be worth $250,000+ And the best part? Since it need updates throughout, you get the freedom to choose your own flooring, paint and finishes without paying for someone else's style. This home sits on a large lot, with mature trees and beautiful street. his home is truly a diamond in the rough and could become your next masterpiece. If you've got a little vision and don't mind putting in some sweat equity this one may be exactly what you've been looking for. Come take a look and bring your imagination with you!

20. 2025-07-19
    price $157,000
21. 2025-07-19
    price $157,000
22. 2025-04-14
    price $165,000
23. 2025-04-14
    price $165,000
24. 2025-01-12
    price $170,000
25. 2025-01-09
    price $170,000
26. 2024-12-11
    listed $178,000 Active
27. 2024-12-11
    historical
28. 2024-11-12
    price $178,000
29. 2024-11-11
    price $178,000
30. 2024-10-18
    listed $183,000 Active
31. 2024-10-18
    listed $183,000 Active
32. 2022-02-08
    listed $265,000
33. 2022-02-08
    listed $265,000
34. 2016-06-27
    soldstatus $185,000
35. 2016-06-24
    soldstatus
36. 2016-03-08
    listed $185,000
37. 2016-03-08
    listed $185,000

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $914 · $76/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 8/10 Severe 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: $18,666
• − Mortgage interest: −$8,794
• − Property taxes: −$914
• − Insurance: −$785
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$4,567
• Taxable income: $619
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $3,019/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

-15.1% since first listed

20 events — show timeline

• 2026-04-08 Listed $157,000 GBRMLS
• 2026-04-07 Listed $157,000 AcadianaMLS
• 2025-07-19 Price Changed $157,000 AcadianaMLS
• 2025-07-19 Price Changed $157,000 GBRMLS
• 2025-04-14 Price Changed $165,000 AcadianaMLS
• 2025-04-14 Price Changed $165,000 GBRMLS
• 2025-01-12 Price Changed $170,000 AcadianaMLS
• 2025-01-09 Price Changed $170,000 GBRMLS
• 2024-12-11 Listed $178,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-12 Price Changed $178,000 GBRMLS
• 2024-11-11 Price Changed $178,000 AcadianaMLS
• 2024-10-18 Listed $183,000 GBRMLS
• 2024-10-18 Listed $183,000 AcadianaMLS
• 2022-02-08 Listed $265,000 AcadianaMLS
• 2022-02-08 Listed $265,000 GBRMLS
• 2016-06-27 Sold (Public Records) $185,000 Public Records
• 2016-06-24 Sold (MLS) — GBRMLS
• 2016-03-08 Listed $185,000 AcadianaMLS
• 2016-03-08 Listed $185,000 GBRMLS

Property tax history

+21.0%/yr

Latest (2024): $914 · +2.8% YoY. Source: county tax records.