512 Maple St · Thibodaux, LA 70301

$149,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 23 Days on market

Built 1953 3,920 sqft lot Est $176k · 15% under

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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 +20.8/30.0
• ARV discount +14.3/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• 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

This adorable 3-bedroom, 1-bath home is full of charm and opportunity! Whether you’re searching for an affordable place to call home or looking to add a great investment property to your portfolio, this one is definitely worth a look. Inside, you’ll find a cozy and welcoming feel with plenty of character throughout. The functional layout offers comfortable living spaces and endless potential to make it your own. Location is a huge bonus with this home! Conveniently located within walking distance to the Firemen’s Fair and just minutes from downtown Thibodaux, restaurants, shopping, Nicholls State University, and so much more. Affordable homes in convenient locations like t

Key facts

• Near shopping
• Near restaurants
• 3,920 sq ft lot

Tags

• NEAR RESTAURANTS
• NEAR SHOPPING
• NEAR NICHOLLS STATE UNIVERSITY

Property features AI

Exterior

• Parking: Attached garage; Carport with 2 spaces; Total of 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence
• Construction: Wood siding construction; Pillar/post/pier foundation; Built (year not provided)
• Exterior features: Partial wood fencing; Metal roof; Detached shed on the property

Interior

• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile, ceramic tile and laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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 $142k (4.8% below list).
• Recommended offer: $142k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 6 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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.
• Current owner paid $115k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $141,823 (4.8% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $175,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Olive St	0.24mi	3/1.0	1,346 (+2%)	12mo	$179,000	$133	76
1040 Henderson St	0.28mi	3/1.0	1,299 (-2%)	11mo	$135,000	$104	75
109 Apricot St	0.31mi	3/2.0	1,383 (+5%)	2mo	$180,000	$130	72
807 Parish Rd	0.31mi	4/1.0 (+1)	1,326 (+0%)	13mo	$193,000	$146	69
1103 Caroline St	0.37mi	2/2.0 (-1)	1,274 (-4%)	5mo	$140,000	$110	64
923 Henderson St	0.39mi	2/1.0 (-1)	1,357 (+3%)	13mo	$165,000	$122	61
329 Settlers Run Dr	0.53mi	3/2.0	1,283 (-3%)	6mo	$199,280	$155	61
809 Parish Rd	0.32mi	3/1.5	1,228 (-7%)	12mo	$185,000	$151	61
339 Settlers Run Dr	0.53mi	3/2.0	1,424 (+8%)	7mo	$214,485	$151	53
902 General Nicholls Ave	0.35mi	3/1.0	1,141 (-14%)	10mo	$168,500	$148	52
830 Harrison St	0.52mi	2/1.5 (-1)	1,164 (-12%)	11mo	$70,000	$60	39
1722 Oakley St	0.72mi	3/1.0	1,495 (+13%)	6mo	$188,000	$126	39

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-11,257
• Equity at exit: $22,216

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $6,256
• Equity at exit: $12,883

Cash invested: $41,720 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$781
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $205

Break-even live

Break-even rent $1,158

Max offer price $149,000

Occupancy floor 81%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	44d	1	0.29mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,325	$1.41	44d	6	0.45mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	44d	1	0.65mi
1712 Ridgefield Ave Unit A Thibodaux, LA	2.0	1.0	900	$1,100	$1.22	44d	1	0.79mi
1318 Ledet St Unit 2 Bed/15 Bath Thibodaux, LA	2.0	1.5	925	$1,290	$1.39	44d	1	0.98mi
2314 Saint Bernard St Thibodaux, LA	2.0	1.5	909	$1,300	$1.43	44d	1	1.03mi

Listing history 26 events

1. 2026-06-19
   days on market $149,000 Active 23 DOM
2. 2026-06-18
   days on market $149,000 Active 22 DOM
3. 2026-06-17
   days on market $149,000 Active 21 DOM
4. 2026-06-16
   days on market $149,000 Active 20 DOM
5. 2026-06-15
   price $149,000 Active 19 DOM
6. 2026-06-15
   days on market $155,000 Active 19 DOM
7. 2026-06-14
   days on market $155,000 Active 17 DOM
8. 2026-06-13
   days on market $155,000 Active 16 DOM
9. 2026-06-10
   days on market $155,000 Active 14 DOM
10. 2026-06-09
    days on market $155,000 Active 13 DOM
11. 2026-06-08
    days on market $155,000 Active 12 DOM
12. 2026-06-07
    days on market $155,000 Active 11 DOM
13. 2026-06-05
    days on market $155,000 Active 8 DOM
14. 2026-06-03
    days on market $155,000 Active 7 DOM
15. 2026-06-02
    days on market $155,000 Active 6 DOM
16. 2026-06-01
    days on market $155,000 Active 5 DOM
17. 2026-05-31
    days on market $155,000 Active 4 DOM
18. 2026-05-30
    days on market $155,000 Active 3 DOM
19. 2026-05-27
    listed $155,000 Active
20. 2020-02-21
    soldstatus $115,000
21. 2019-06-19
    listed $117,500
22. 2019-06-19
    listed $117,500
23. 2019-06-19
    listed $117,500
24. 2014-11-13
    soldstatus
25. 2014-09-17
    listed $99,500
26. 2014-09-17
    listed $99,500

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $859 · $72/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 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: $17,019
• − Mortgage interest: −$8,346
• − Property taxes: −$859
• − Insurance: −$745
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$4,335
• Taxable income: $11
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $2,462/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

+55.8% since first listed

8 events — show timeline

• 2026-05-27 Listed $155,000 GBRMLS
• 2020-02-21 Sold (Public Records) $115,000 Public Records
• 2019-06-19 Listed $117,500 AcadianaMLS
• 2019-06-19 Listed $117,500 GBRMLS
• 2019-06-19 Listed $117,500 GBRMLS
• 2014-11-13 Sold (MLS) — GBRMLS
• 2014-09-17 Listed $99,500 AcadianaMLS
• 2014-09-17 Listed $99,500 GBRMLS

Property tax history

-0.1%/yr

Latest (2024): $859 · -0.2% YoY. Source: county tax records.