1501 Oakley St · Thibodaux, LA 70301

$125,000

2 bd · 1.0 ba · 885 sqft · SingleFamily · 228 Days on market

Built 1965 Average condition 3,920 sqft lot $141/sqft · 11% below area Est $140k · 11% under ↓ 3% 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 +19.8/30.0
• ARV discount +12.3/15.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice home located in a safe, quiet location. Great for small family, students and first time home buyers. Great starter home or rental property. New central a/c and roof was replaced in 2022.

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 8 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($110k) 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: 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 $110,000 (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 1965 — 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: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $140,003
• List price: $125,000
• Delta: -10.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 Himalaya Ave	0.13mi	2/1.0	941 (+6%)	14mo	$169,000	$180	72
105 Chenet Ave	0.28mi	2/1.0	970 (+10%)	11mo	$125,000	$129	62
516 Cypress St	0.66mi	2/1.0	881 (-0%)	12mo	$123,000	$140	59
1026 Henderson St	0.49mi	2/1.0	969 (+10%)	4mo	$25,120	$26	58
1831 Badt Ave	0.37mi	2/2.0	1,013 (+14%)	5mo	$174,500	$172	50
615 Pine St	0.73mi	2/1.0	847 (-4%)	11mo	$110,000	$130	50
918 President St	0.66mi	2/1.0	865 (-2%)	20mo	$1,400	$2	49
1000 Caroline St	0.54mi	2/1.5	975 (+10%)	11mo	$147,500	$151	46
752 Tetreau St	0.73mi	2/1.0	833 (-6%)	16mo	$118,500	$142	43
610 Sycamore St	0.71mi	2/1.0	762 (-14%)	6mo	$75,000	$98	38
531 West 8th St	0.74mi	2/2.0	970 (+10%)	10mo	$145,000	$149	37
901 Hickory St	0.72mi	2/1.0	1,009 (+14%)	17mo	$155,000	$154	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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-10,963
• Equity at exit: $18,638

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,111
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $148

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1712 Ridgefield Ave Unit A Thibodaux, LA	2.0	1.0	900	$1,100	$1.22	43d	1	0.34mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,200	$1.28	43d	6	0.59mi
1300 Louise St Thibodaux, LA	2.0	1.5	808	$1,200	$1.49	43d	2	0.60mi
1318 Ledet St Unit 2 Bed/15 Bath Thibodaux, LA	2.0	1.5	925	$1,290	$1.39	43d	1	0.66mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	43d	1	0.68mi
610 Sycamore St Thibodaux, LA	2.0	1.0	800	$1,100	$1.38	43d	1	0.68mi
106 Beham Ct Thibodaux, LA	3.0	2.0	1100	$1,350	$1.23	43d	1	1.11mi
2314 Saint Bernard St Thibodaux, LA	2.0	1.5	909	$1,300	$1.43	43d	1	1.18mi

Listing history 6 events

1. 2026-01-14
   price $125,000 196-char remark

   Show marketing remark (196 chars)

   Very nice home located in a safe, quiet location. Great for small family, students and first time home buyers. Great starter home or rental property. New central a/c and roof was replaced in 2022.

2. 2026-01-14
   price $125,000 196-char remark

   Show marketing remark (196 chars)

   Very nice home located in a safe, quiet location. Great for small family, students and first time home buyers. Great starter home or rental property. New central a/c and roof was replaced in 2022.

3. 2025-11-29
   price $127,000 196-char remark

   Show marketing remark (196 chars)

   Very nice home located in a safe, quiet location. Great for small family, students and first time home buyers. Great starter home or rental property. New central a/c and roof was replaced in 2022.

4. 2025-11-12
   price $127,000 196-char remark

   Show marketing remark (196 chars)

   Very nice home located in a safe, quiet location. Great for small family, students and first time home buyers. Great starter home or rental property. New central a/c and roof was replaced in 2022.

5. 2025-10-13
   listed $129,000 Active 196-char remark

   Show marketing remark (196 chars)

   Very nice home located in a safe, quiet location. Great for small family, students and first time home buyers. Great starter home or rental property. New central a/c and roof was replaced in 2022.

6. 2025-10-13
   listed $129,000 Active 196-char remark

   Show marketing remark (196 chars)

   Very nice home located in a safe, quiet location. Great for small family, students and first time home buyers. Great starter home or rental property. New central a/c and roof was replaced in 2022.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% 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: $15,364
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$3,636
• Taxable loss: −$233
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $1,827/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.

Condition & rehab AI · 10 photos

Average 55/100 Moderate rehab

This home requires moderate updates to kitchen and bathroom, along with some exterior maintenance. It has a good roof and foundation, making it a good investment opportunity.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen flooring — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and flooring — modernizing kitchen will appeal to buyers and renters
• Both update bathroom fixtures — modernizing bathroom will appeal to buyers and renters
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen flooring · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both update kitchen cabinets and flooring — modernizing kitchen will appeal to buyers and renters ↑
• Both update bathroom fixtures — modernizing bathroom will appeal to buyers and renters ↑
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-3.1% since first listed

6 events — show timeline

• 2026-01-14 Price Changed $125,000 AcadianaMLS
• 2026-01-14 Price Changed $125,000 GBRMLS
• 2025-11-29 Price Changed $127,000 AcadianaMLS
• 2025-11-12 Price Changed $127,000 GBRMLS
• 2025-10-13 Listed $129,000 GBRMLS
• 2025-10-13 Listed $129,000 AcadianaMLS