210 E 10th St · Thibodaux, LA 70301

$85,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 182 Days on market

Built 1950 Fair condition 4,356 sqft lot $100/sqft · 8% below area Est $126k · 32% under ↓ 29% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks with this Thibodaux property offering space, flexibility, and strong value add potential. This 2 bedroom, 1 bath home features over 1,100 square feet of living space, hardwood floors in the living room, and a large bonus room in the rear, ideal for expanded living space, a home office, or future reconfiguration. The fully fenced yard, covered carport, and backyard storage shed add functional appeal. The home does need updating and TLC, making it a solid option for investors seeking their next renovation or rental opportunity, as well as buyers looking to build equity through improvements. With a practical layout and room to add value, this property is full of potential.

Key facts

• Large bonus room
• Covered carport
• Fully fenced yard

Tags

• HARDWOOD FLOORS
• LARGE BONUS ROOM
• FULLY FENCED YARD
• COVERED CARPORT
• BACKYARD STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.9% 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: Thibodaux Elementary School (592 students, 77% FRL); East Thibodaux Middle School (math 15% / reading 43%, grade F, #117 of 218 statewide, top 54%, 238 students, 77% FRL); Thibodaux High School (math 26% / reading 45%, grade F, #104 of 265 statewide, top 39%, 1,454 students, 60% FRL) — zoned schools average 71% FRL vs 55% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 615 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.66%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $125,772
• List price: $85,000
• Delta: -32.42%
• 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
918 President St	0.05mi	2/1.0	865 (+2%)	21mo	$1,400	$2	77
752 Tetreau St	0.29mi	2/1.0	833 (-2%)	17mo	$118,500	$142	69
751 Tetreau St	0.31mi	2/1.0	756 (-11%)	4mo	$159,000	$210	64
812 Mcculla St	0.18mi	2/1.0	936 (+10%)	18mo	$145,000	$155	59
1026 Henderson St	0.40mi	2/1.0	969 (+14%)	5mo	$25,120	$26	53
516 Cypress St	0.67mi	2/1.0	881 (+4%)	13mo	$123,000	$140	51
1000 Caroline St	0.33mi	2/1.5	975 (+15%)	13mo	$147,500	$151	47
114 unit B Landry St	0.74mi	1/1.0 (-1)	898 (+6%)	6mo	$132,500	$148	46
1408 Himalaya Ave	0.51mi	2/1.0	941 (+11%)	15mo	$169,000	$180	46
531 West 8th St	0.43mi	2/2.0	970 (+14%)	12mo	$145,000	$149	43
105 Chenet Ave	0.57mi	2/1.0	970 (+14%)	12mo	$125,000	$129	40

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: 16.7%
• Equity multiple: 1.67×
• Total profit: $16,004
• Equity at exit: $12,674

10-year hold

• IRR: 25.2%
• Equity multiple: 3.18×
• Total profit: $51,958
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $126,500 ($128/sqft)
• Median days on market: 177 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +15.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70301

• Rents YoY: 2.9%
• Active inventory: 615
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $469

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 60%

Sensitivity live

Price	-10% $528	-5% $499	+0% $469	+5% $440	+10% $411
Rent	-10% $364	-5% $416	+0% $469	+5% $522	+10% $575
Rate	-1.0pp $512	-0.5pp $491	base $469	+0.5pp $447	+1.0pp $425

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 Ledet St Unit 2 Bed/15 Bath Thibodaux, LA	2.0	1.5	925	$1,290	$1.39	93d	1	0.49mi
1712 Ridgefield Ave Unit A Thibodaux, LA	2.0	1.0	900	$1,100	$1.22	93d	1	0.68mi
610 Sycamore St Thibodaux, LA	2.0	1.0	800	$1,100	$1.38	93d	1	0.79mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,200	$1.28	93d	6	1.06mi
1300 Louise St Thibodaux, LA	2.0	1.5	808	$1,200	$1.49	93d	2	1.11mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	93d	1	1.22mi
106 Beham Ct Thibodaux, LA	3.0	2.0	1100	$1,350	$1.23	93d	1	1.23mi
624 Percy Brown Rd Thibodaux, LA	1.0–3.0	1.0–2.0	1085	$2,208	$2.03	93d	29	1.41mi

Listing history 50 events

1. 2026-07-27
   days on market $85,000 Active 182 DOM
2. 2026-07-25
   days on market $85,000 Active 180 DOM
3. 2026-07-23
   days on market $85,000 Active 178 DOM
4. 2026-07-22
   days on market $85,000 Active 177 DOM
5. 2026-07-21
   days on market $85,000 Active 176 DOM
6. 2026-07-18
   days on market $85,000 Active 173 DOM
7. 2026-07-16
   days on market $85,000 Active 171 DOM
8. 2026-07-16
   days on market $85,000 Active 170 DOM
9. 2026-07-14
   days on market $85,000 Active 169 DOM
10. 2026-07-13
    days on market $85,000 Active 168 DOM
11. 2026-07-12
    days on market $85,000 Active 167 DOM
12. 2026-07-11
    days on market $85,000 Active 166 DOM
13. 2026-07-10
    days on market $85,000 Active 165 DOM
14. 2026-07-09
    days on market $85,000 Active 164 DOM
15. 2026-07-08
    days on market $85,000 Active 163 DOM
16. 2026-07-07
    days on market $85,000 Active 162 DOM
17. 2026-07-06
    days on market $85,000 Active 161 DOM
18. 2026-07-05
    days on market $85,000 Active 160 DOM
19. 2026-07-04
    days on market $85,000 Active 159 DOM
20. 2026-07-03
    days on market $85,000 Active 158 DOM
21. 2026-07-02
    days on market $85,000 Active 157 DOM
22. 2026-07-01
    days on market $85,000 Active 156 DOM
23. 2026-06-30
    days on market $85,000 Active 155 DOM
24. 2026-06-29
    days on market $85,000 Active 154 DOM
25. 2026-06-28
    days on market $85,000 Active 153 DOM
26. 2026-06-28
    days on market $85,000 Active 152 DOM
27. 2026-06-27
    days on market $85,000 Active 151 DOM
28. 2026-06-26
    days on market $85,000 Active 150 DOM
29. 2026-06-23
    days on market $85,000 Active 147 DOM
30. 2026-06-22
    days on market $85,000 Active 146 DOM
31. 2026-06-19
    days on market $85,000 Active 144 DOM
32. 2026-06-18
    days on market $85,000 Active 143 DOM
33. 2026-06-17
    days on market $85,000 Active 142 DOM
34. 2026-06-16
    days on market $85,000 Active 141 DOM
35. 2026-06-15
    days on market $85,000 Active 140 DOM
36. 2026-06-14
    days on market $85,000 Active 138 DOM
37. 2026-06-13
    days on market $85,000 Active 137 DOM
38. 2026-06-10
    days on market $85,000 Active 135 DOM
39. 2026-06-09
    days on market $85,000 Active 134 DOM
40. 2026-06-08
    days on market $85,000 Active 133 DOM
41. 2026-06-07
    days on market $85,000 Active 132 DOM
42. 2026-06-05
    days on market $85,000 Active 129 DOM
43. 2026-06-03
    days on market $85,000 Active 128 DOM
44. 2026-06-02
    days on market $85,000 Active 127 DOM
45. 2026-06-01
    days on market $85,000 Active 126 DOM
46. 2026-05-31
    days on market $85,000 Active 125 DOM
47. 2026-05-30
    days on market $85,000 Active 124 DOM
48. 2026-01-26
    listed $85,000 Active 697-char remark

    Show marketing remark (697 chars)

    Opportunity knocks with this Thibodaux property offering space, flexibility, and strong value add potential. This 2 bedroom, 1 bath home features over 1,100 square feet of living space, hardwood floors in the living room, and a large bonus room in the rear, ideal for expanded living space, a home office, or future reconfiguration. The fully fenced yard, covered carport, and backyard storage shed add functional appeal. The home does need updating and TLC, making it a solid option for investors seeking their next renovation or rental opportunity, as well as buyers looking to build equity through improvements. With a practical layout and room to add value, this property is full of potential.

49. 2026-01-26
    listed $85,000 Active 697-char remark

    Show marketing remark (697 chars)

    Opportunity knocks with this Thibodaux property offering space, flexibility, and strong value add potential. This 2 bedroom, 1 bath home features over 1,100 square feet of living space, hardwood floors in the living room, and a large bonus room in the rear, ideal for expanded living space, a home office, or future reconfiguration. The fully fenced yard, covered carport, and backyard storage shed add functional appeal. The home does need updating and TLC, making it a solid option for investors seeking their next renovation or rental opportunity, as well as buyers looking to build equity through improvements. With a practical layout and room to add value, this property is full of potential.

50. 2025-11-29
    price $89,000

ⓘ 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 1/10 Low FEMA zone X · 0% 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: $16,052
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$2,473
• Taxable income: $4,549
• Est. tax owed @ 24.0%: −$1,092
• After-tax cash flow: $4,540/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

Fair 45/100 Moderate rehab Est. rehab $21,250–$38,250 screening

This home is in fair condition with some cosmetic updates needed to improve its curb appeal and functionality. The property has potential for both resale and rental value with updates to the paint, curtains, and kitchen/bathroom fixtures.

Deferred maintenance Est. $70,000–$210,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof visible
• Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No HVAC visible
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No windows visible
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No electrical panel visible
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No plumbing visible
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No exterior visible
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No other components visible

Repairs flagged

• Minor Paint — The paint on the exterior and interior walls is faded and chipped in places.
• Minor Landscaping — The landscaping is basic and could benefit from some updates.

Value-add opportunities

• Resale Paint the exterior and interior walls — Updating the paint will improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Replace the curtains — Updating the curtains will make the home more appealing to renters and improve the overall aesthetic. ↑
• Both Update the kitchen and bathroom fixtures — Updating the kitchen and bathroom fixtures will improve the home's functionality and make it more attractive to both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Thibodaux Elementary School Middle East Thibodaux Middle School F LA #117/218 Nat'l #9,290/14,009 High Thibodaux High School F LA #104/265 Nat'l #9,497/17,239

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

A Composite livability gradescore 84/100

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 · 102,122 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: 7% of renters

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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%

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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%

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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

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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

-28.6% since first listed

10 events — show timeline

• 2026-01-26 Listed $85,000 GBRMLS
• 2026-01-26 Listed $85,000 AcadianaMLS
• 2025-11-29 Price Changed $89,000 AcadianaMLS
• 2025-11-10 Price Changed $89,000 GBRMLS
• 2025-09-08 Price Changed $99,000 AcadianaMLS
• 2025-09-08 Price Changed $99,000 GBRMLS
• 2025-07-31 Price Changed $109,000 AcadianaMLS
• 2025-07-31 Price Changed $109,000 GBRMLS
• 2025-07-10 Listed $119,000 AcadianaMLS
• 2025-07-10 Listed $119,000 GBRMLS

Property tax history

-18.1%/yr

Latest (2024): $50 · -85.9% YoY. Source: county tax records.