210 E Tenth St · Thibodaux, LA 70301

$79,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 16 Days on market

Built 1950 Fair condition 4,356 sqft lot $93/sqft · 14% below area Est $125k · 37% under ↓ 34% 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 $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 5.0% 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); 790 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 7 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 $77,815 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — 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. 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.
6. 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.
7. 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: 1.55% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.93%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $125,499
• List price: $79,000
• Delta: -37.05%
• 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
752 Tetreau St	0.29mi	2/1.0	833 (-2%)	20mo	$118,500	$142	66
751 Tetreau St	0.31mi	2/1.0	756 (-11%)	7mo	$159,000	$210	62
1100 East 12th St	0.41mi	2/1.0	740 (-13%)	1mo	$145,000	$196	58
812 Mcculla St	0.18mi	2/1.0	936 (+10%)	21mo	$145,000	$155	57
1026 Henderson St	0.40mi	2/1.0	969 (+14%)	8mo	$25,120	$26	51
516 Cypress St	0.67mi	2/1.0	881 (+4%)	16mo	$123,000	$140	49
1000 Caroline St	0.33mi	2/1.5	975 (+15%)	16mo	$147,500	$151	45
114 unit B Landry St	0.74mi	1/1.0 (-1)	898 (+6%)	9mo	$132,500	$148	44
1408 Himalaya Ave	0.51mi	2/1.0	941 (+11%)	18mo	$169,000	$180	43
531 West 8th St	0.43mi	2/2.0	970 (+14%)	15mo	$145,000	$149	40
105 Chenet Ave	0.57mi	2/1.0	970 (+14%)	15mo	$125,000	$129	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: 15.8%
• Equity multiple: 1.63×
• Total profit: $14,019
• Equity at exit: $11,779

10-year hold

• IRR: 24.4%
• Equity multiple: 3.10×
• Total profit: $46,449
• Equity at exit: $6,830

Cash invested: $22,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 7 under contract
• Months of supply: 7.2 mo (14%/mo absorbed)
• Median asking: $122,500 ($133/sqft)
• Median days on market: 16 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +10.8% 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: 790
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $423

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 61%

Sensitivity live

Price	-10% $477	-5% $450	+0% $423	+5% $395	+10% $368
Rent	-10% $326	-5% $374	+0% $423	+5% $471	+10% $520
Rate	-1.0pp $463	-0.5pp $443	base $423	+0.5pp $402	+1.0pp $381

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: $19,750
• Closing costs: $2,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
817 Narrow St Thibodaux, LA	2.0	1.0	865	$900	$1.04	0d	1	0.15mi
810 President St Thibodaux, LA	2.0	1.0	1044	$1,200	$1.15	51d	1	0.15mi
803 Lagarde St Unit A Thibodaux, LA	2.0	2.0	839	$1,150	$1.37	51d	1	0.18mi
809 Lagarde St Unit B Thibodaux, LA	2.0	2.0	830	$1,150	$1.39	51d	1	0.19mi
712 McCulla St Thibodaux, LA	2.0	2.0	1100	$1,400	$1.27	12d	1	0.26mi
712 McCulla St Thibodaux, LA	2.0	2.0	1100	$1,400	$1.27	10d	1	0.26mi
1318 Ledet St Unit 1 Bed/1 Bath Thibodaux, LA	1.0	1.0	660	$975	$1.48	51d	1	0.49mi
1318 Ledet St Unit 2 Bed/15 Bath Thibodaux, LA	2.0	1.5	925	$1,290	$1.39	184d	1	0.49mi
1019 People St Thibodaux, LA	2.0	1.0	950	$1,500	$1.58	10d	1	0.52mi
1019 People St Thibodaux, LA	2.0	1.0	950	$1,500	$1.58	14d	1	0.52mi
1712 Ridgefield Ave Unit A Thibodaux, LA	2.0	1.0	900	$1,100	$1.22	184d	1	0.68mi
112 Singleton St Unit 1 Thibodaux, LA	1.0	1.0	700	$995	$1.42	24d	1	0.77mi
112 Singleton St Unit A Thibodaux, LA	1.0	1.0	800	$945	$1.18	1d	1	0.77mi
112 Singleton St Unit A Thibodaux, LA	1.0	1.0	1000	$1,095	$1.09	24d	1	0.77mi
112 Singleton St Thibodaux, LA	1.0	1.0	700	$950	$1.36	23d	1	0.77mi
112 Singleton St Thibodaux, LA	1.0	1.0	700	$845	$1.21	2d	1	0.77mi
610 Sycamore St Thibodaux, LA	2.0	1.0	800	$1,100	$1.38	184d	1	0.79mi
412 Talbot Ave Thibodaux, LA	2.0	1.0	784	$925	$1.18	10d	1	0.94mi
412 Talbot Ave Thibodaux, LA	2.0	1.0	784	$925	$1.18	14d	1	0.94mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,000	$1.06	0d	6	1.06mi
109 Ingleside Dr Thibodaux, LA	2.0	1.0	1100	$1,500	$1.36	43d	1	1.10mi
1300 Louise St Thibodaux, LA	2.0	1.5	808	$1,200	$1.49	0d	2	1.11mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	184d	1	1.22mi
106 Beham Ct Thibodaux, LA	3.0	2.0	1100	$1,350	$1.23	37d	1	1.23mi
624 Percy Brown Rd Thibodaux, LA	1.0–3.0	1.0–2.0	1085	$1,598	$1.47	0d	10	1.41mi
1013 Talbot Ave Thibodaux, LA	2.0	1.0	750	$1,050	$1.40	10d	1	1.49mi

Property features AI

Exterior

• Parking: DrivewayOn-street parkingCarport
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceTraditional styleOne story
• Construction: Block foundationAsphalt roof
• Exterior features: Full chain-link fencingShedStorage

Interior

• Kitchen: DishwasherGas stove connection
• Flooring: VinylWood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heatingAttic fanCeiling fansWindow unit cooling
• Laundry & utility: Washer hookupLaundry inside

Listing history 50 events

1. 2026-11-08
   days on market $79,000 Active 16 DOM
2. 2026-11-07
   days on market $79,000 Active 15 DOM
3. 2026-11-06
   days on market $79,000 Active 14 DOM
4. 2026-11-05
   days on market $79,000 Active 13 DOM
5. 2026-11-04
   days on market $79,000 Active 12 DOM
6. 2026-11-02
   days on market $79,000 Active 10 DOM
7. 2026-11-01
   days on market $79,000 Active 9 DOM
8. 2026-10-31
   days on market $79,000 Active 8 DOM
9. 2026-10-30
   days on market $79,000 Active 7 DOM
10. 2026-10-29
    days on market $79,000 Active 6 DOM
11. 2026-10-28
    days on market $79,000 Active 5 DOM
12. 2026-10-27
    days on market $79,000 Active 4 DOM
13. 2026-10-26
    days on market $79,000 Active 3 DOM
14. 2026-10-25
    days on market $79,000 Active 2 DOM
15. 2026-10-24
    days on marketlisting id $79,000 Active 1 DOM
16. 2026-10-23
    days on market $79,000 Active 70 DOM
17. 2026-10-22
    days on market $79,000 Active 69 DOM
18. 2026-10-21
    days on market $79,000 Active 68 DOM
19. 2026-10-20
    days on market $79,000 Active 67 DOM
20. 2026-10-19
    days on market $79,000 Active 66 DOM
21. 2026-10-18
    days on market $79,000 Active 65 DOM
22. 2026-10-17
    days on market $79,000 Active 64 DOM
23. 2026-10-16
    days on market $79,000 Active 63 DOM
24. 2026-10-15
    days on market $79,000 Active 62 DOM
25. 2026-10-14
    days on market $79,000 Active 61 DOM
26. 2026-10-13
    days on market $79,000 Active 60 DOM
27. 2026-10-12
    days on market $79,000 Active 59 DOM
28. 2026-10-11
    days on market $79,000 Active 58 DOM
29. 2026-10-10
    days on market $79,000 Active 57 DOM
30. 2026-10-09
    days on market $79,000 Active 56 DOM
31. 2026-10-08
    days on market $79,000 Active 55 DOM
32. 2026-10-07
    days on market $79,000 Active 54 DOM
33. 2026-10-06
    days on market $79,000 Active 53 DOM
34. 2026-10-05
    days on market $79,000 Active 52 DOM
35. 2026-10-04
    days on market $79,000 Active 51 DOM
36. 2026-10-03
    days on market $79,000 Active 50 DOM
37. 2026-10-02
    days on market $79,000 Active 49 DOM
38. 2026-10-01
    days on market $79,000 Active 48 DOM
39. 2026-09-30
    days on market $79,000 Active 47 DOM
40. 2026-09-29
    days on market $79,000 Active 46 DOM
41. 2026-09-28
    days on market $79,000 Active 45 DOM
42. 2026-09-27
    days on market $79,000 Active 44 DOM
43. 2026-09-26
    days on market $79,000 Active 43 DOM
44. 2026-09-25
    days on market $79,000 Active 42 DOM
45. 2026-09-24
    days on market $79,000 Active 41 DOM
46. 2026-09-24
    days on market $79,000 Active 40 DOM
47. 2026-09-22
    days on market $79,000 Active 39 DOM
48. 2026-09-20
    days on market $79,000 Active 37 DOM
49. 2026-09-18
    days on market $79,000 Active 35 DOM
50. 2026-09-17
    days on market $79,000 Active 34 DOM

ⓘ 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: $14,715
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,298
• Taxable income: $4,057
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $4,099/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%
• 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

Property features AI

Exterior

• Parking: DrivewayOn-street parkingCarport
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceTraditional styleOne story
• Construction: Block foundationAsphalt roof
• Exterior features: Full chain-link fencingShedStorage

Interior

• Kitchen: DishwasherGas stove connection
• Flooring: VinylWood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heatingAttic fanCeiling fansWindow unit cooling
• Laundry & utility: Washer hookupLaundry inside

Price history

-33.6% since first listed

13 events — show timeline

• 2026-08-14 Listed $79,000 GBRMLS
• 2026-08-14 Listed $79,000 AcadianaMLS
• 2026-08-14 Listed $79,000 ROAM MLS
• 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.