167 Laverne Dr · Thibodaux, LA 70301

$235,000

3 bd · 2.0 ba · 1,729 sqft · SingleFamily public records · 253 Days on market

Built 2014 7,187 sqft lot $136/sqft · 13% below area Est $270k · 13% under

---

Why this score? — see what drove the D- 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).

• ARV discount +13.3/15.0
• Cash flow +7.7/30.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this beautiful 3 bed, 2.5 bath home in Thibodaux! This home boasts an open floor plan with a spacious kitchen island and a cozy gas fireplace in the living room. The layout is designed for convenience, featuring a walk-through laundry room with easy access from each bedroom. There's even a separate office space--perfect for getting work done or pretending to while binge-watching your favorite shows. Step outside and enjoy the fenced-in backyard, ideal for pets or weekend BBQs. Plus, the large garage offers plenty of room for your cars, tools, or even that extra fridge for crawfish season. Seller is Offering $5K in closing cost assistance with acceptable offer! Call today to schedule a private showing before someone else grabs it!

Key facts

• Cozy gas fireplace
• Open floor plan
• Fenced-in backyard

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN ISLAND
• COZY GAS FIREPLACE
• WALK-THROUGH LAUNDRY ROOM
• SEPARATE OFFICE SPACE
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (31.6% below list).
• Recommended offer: $161k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 19 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.

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 $160,637 (31.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.68% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.87%
• DSCR: 0.78
• GRM: 12.2

CMA / ARV

• ARV (median comp): $269,666
• List price: $235,000
• Delta: -12.86%
• 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
388 Pond Dr	0.31mi	3/2.0	1,685 (-2%)	2mo	$249,500	$148	80
138 Ainsley Dr	0.06mi	3/2.0	1,973 (+14%)	2mo	$265,000	$134	72
108 Shadow Pointe Rd	0.56mi	3/2.0	1,690 (-2%)	0mo	$249,000	$147	70
225 Cottage Way	0.73mi	3/2.0	1,689 (-2%)	1mo	$249,000	$147	62
156 Shadow Pointe Rd	0.55mi	3/2.0	1,593 (-8%)	2mo	$210,000	$132	59
591 Waverly Rd	0.64mi	3/2.5	1,668 (-4%)	4mo	$355,000	$213	59
187 Carriage Way	0.72mi	3/2.0	1,657 (-4%)	1mo	$257,500	$155	59
187 Colony Sta	0.52mi	3/2.0	1,551 (-10%)	1mo	$239,000	$154	58
439 Wagon Wheel Dr	0.61mi	3/2.0	1,498 (-13%)	4mo	$221,763	$148	46
439 Wagon Wheel Dr	0.61mi	3/2.0	1,498 (-13%)	4mo	$221,763	$148	46
443 Wagon Wheel Dr	0.61mi	4/2.0 (+1)	1,532 (-11%)	2mo	$227,569	$149	46
443 Wagon Wheel Dr	0.61mi	4/2.0 (+1)	1,532 (-11%)	2mo	$227,569	$149	46

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: -24.7%
• Equity multiple: 0.16×
• Total profit: $-55,288
• Equity at exit: $35,039

10-year hold

• IRR: -20.7%
• Equity multiple: -0.08×
• Total profit: $-70,837
• Equity at exit: $20,319

Cash invested: $65,800 (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 →

ZIP-level market 70301

• Rents YoY: 2.9%
• Active inventory: 513
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$206 /mo · $2,471/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-267

Break-even live

Break-even rent $1,945

Max offer price $187,802

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-03
   status $235,000 Pending 253 DOM
2. 2026-06-02
   days on market $235,000 Active 253 DOM
3. 2026-06-01
   days on market $235,000 Active 252 DOM
4. 2026-05-31
   days on market $235,000 Active 251 DOM
5. 2026-05-30
   days on market $235,000 Active 250 DOM
6. 2026-05-08
   status Active 754-char remark

   Show marketing remark (766 chars)

   Take a look at this beautiful 3 bed, 2.5 bath home in Thibodaux! This home boasts an open floor plan with a spacious kitchen island and a cozy gas fireplace in the living room. The layout is designed for convenience, featuring a walk-through laundry room with easy access from each bedroom. There’s even a separate office space—perfect for getting work done or pretending to while binge-watching your favorite shows. Step outside and enjoy the fenced-in backyard, ideal for pets or weekend BBQs. Plus, the large garage offers plenty of room for your cars, tools, or even that extra fridge for crawfish season. Seller is Offering $5K in closing cost assistance with acceptable offer! Call today to schedule a private showing before someone else grabs it!

7. 2026-05-08
   status Active 766-char remark

   Show marketing remark (766 chars)

   Take a look at this beautiful 3 bed, 2.5 bath home in Thibodaux! This home boasts an open floor plan with a spacious kitchen island and a cozy gas fireplace in the living room. The layout is designed for convenience, featuring a walk-through laundry room with easy access from each bedroom. There’s even a separate office space—perfect for getting work done or pretending to while binge-watching your favorite shows. Step outside and enjoy the fenced-in backyard, ideal for pets or weekend BBQs. Plus, the large garage offers plenty of room for your cars, tools, or even that extra fridge for crawfish season. Seller is Offering $5K in closing cost assistance with acceptable offer! Call today to schedule a private showing before someone else grabs it!

8. 2026-04-13
   status Pending 754-char remark

   Show marketing remark (766 chars)

   Take a look at this beautiful 3 bed, 2.5 bath home in Thibodaux! This home boasts an open floor plan with a spacious kitchen island and a cozy gas fireplace in the living room. The layout is designed for convenience, featuring a walk-through laundry room with easy access from each bedroom. There’s even a separate office space—perfect for getting work done or pretending to while binge-watching your favorite shows. Step outside and enjoy the fenced-in backyard, ideal for pets or weekend BBQs. Plus, the large garage offers plenty of room for your cars, tools, or even that extra fridge for crawfish season. Seller is Offering $5K in closing cost assistance with acceptable offer! Call today to schedule a private showing before someone else grabs it!

9. 2026-04-13
   status Pending 766-char remark

   Show marketing remark (766 chars)

   Take a look at this beautiful 3 bed, 2.5 bath home in Thibodaux! This home boasts an open floor plan with a spacious kitchen island and a cozy gas fireplace in the living room. The layout is designed for convenience, featuring a walk-through laundry room with easy access from each bedroom. There’s even a separate office space—perfect for getting work done or pretending to while binge-watching your favorite shows. Step outside and enjoy the fenced-in backyard, ideal for pets or weekend BBQs. Plus, the large garage offers plenty of room for your cars, tools, or even that extra fridge for crawfish season. Seller is Offering $5K in closing cost assistance with acceptable offer! Call today to schedule a private showing before someone else grabs it!

10. 2026-02-16
    price $235,000 754-char remark

    Show marketing remark (766 chars)

    Take a look at this beautiful 3 bed, 2.5 bath home in Thibodaux! This home boasts an open floor plan with a spacious kitchen island and a cozy gas fireplace in the living room. The layout is designed for convenience, featuring a walk-through laundry room with easy access from each bedroom. There’s even a separate office space—perfect for getting work done or pretending to while binge-watching your favorite shows. Step outside and enjoy the fenced-in backyard, ideal for pets or weekend BBQs. Plus, the large garage offers plenty of room for your cars, tools, or even that extra fridge for crawfish season. Seller is Offering $5K in closing cost assistance with acceptable offer! Call today to schedule a private showing before someone else grabs it!

11. 2026-02-16
    price $235,000 766-char remark

    Show marketing remark (766 chars)

    Take a look at this beautiful 3 bed, 2.5 bath home in Thibodaux! This home boasts an open floor plan with a spacious kitchen island and a cozy gas fireplace in the living room. The layout is designed for convenience, featuring a walk-through laundry room with easy access from each bedroom. There’s even a separate office space—perfect for getting work done or pretending to while binge-watching your favorite shows. Step outside and enjoy the fenced-in backyard, ideal for pets or weekend BBQs. Plus, the large garage offers plenty of room for your cars, tools, or even that extra fridge for crawfish season. Seller is Offering $5K in closing cost assistance with acceptable offer! Call today to schedule a private showing before someone else grabs it!

12. 2025-12-22
    price $239,500 754-char remark

    Show marketing remark (766 chars)

    Take a look at this beautiful 3 bed, 2.5 bath home in Thibodaux! This home boasts an open floor plan with a spacious kitchen island and a cozy gas fireplace in the living room. The layout is designed for convenience, featuring a walk-through laundry room with easy access from each bedroom. There’s even a separate office space—perfect for getting work done or pretending to while binge-watching your favorite shows. Step outside and enjoy the fenced-in backyard, ideal for pets or weekend BBQs. Plus, the large garage offers plenty of room for your cars, tools, or even that extra fridge for crawfish season. Seller is Offering $5K in closing cost assistance with acceptable offer! Call today to schedule a private showing before someone else grabs it!

13. 2025-12-22
    price $239,500 766-char remark

    Show marketing remark (766 chars)

    Take a look at this beautiful 3 bed, 2.5 bath home in Thibodaux! This home boasts an open floor plan with a spacious kitchen island and a cozy gas fireplace in the living room. The layout is designed for convenience, featuring a walk-through laundry room with easy access from each bedroom. There’s even a separate office space—perfect for getting work done or pretending to while binge-watching your favorite shows. Step outside and enjoy the fenced-in backyard, ideal for pets or weekend BBQs. Plus, the large garage offers plenty of room for your cars, tools, or even that extra fridge for crawfish season. Seller is Offering $5K in closing cost assistance with acceptable offer! Call today to schedule a private showing before someone else grabs it!

14. 2025-08-26
    listed $243,500 Active 754-char remark

    Show marketing remark (766 chars)

    Take a look at this beautiful 3 bed, 2.5 bath home in Thibodaux! This home boasts an open floor plan with a spacious kitchen island and a cozy gas fireplace in the living room. The layout is designed for convenience, featuring a walk-through laundry room with easy access from each bedroom. There’s even a separate office space—perfect for getting work done or pretending to while binge-watching your favorite shows. Step outside and enjoy the fenced-in backyard, ideal for pets or weekend BBQs. Plus, the large garage offers plenty of room for your cars, tools, or even that extra fridge for crawfish season. Seller is Offering $5K in closing cost assistance with acceptable offer! Call today to schedule a private showing before someone else grabs it!

15. 2025-08-26
    listed $243,500 Active 766-char remark

    Show marketing remark (766 chars)

    Take a look at this beautiful 3 bed, 2.5 bath home in Thibodaux! This home boasts an open floor plan with a spacious kitchen island and a cozy gas fireplace in the living room. The layout is designed for convenience, featuring a walk-through laundry room with easy access from each bedroom. There’s even a separate office space—perfect for getting work done or pretending to while binge-watching your favorite shows. Step outside and enjoy the fenced-in backyard, ideal for pets or weekend BBQs. Plus, the large garage offers plenty of room for your cars, tools, or even that extra fridge for crawfish season. Seller is Offering $5K in closing cost assistance with acceptable offer! Call today to schedule a private showing before someone else grabs it!

16. 2022-02-28
    soldstatus
17. 2022-02-28
    soldstatus $225,000
18. 2022-01-30
    listed $225,000
19. 2022-01-30
    listed $225,000
20. 2019-03-21
    listed $199,900
21. 2019-03-21
    listed $199,900
22. 2019-03-21
    listed $199,900
23. 2018-04-13
    soldstatus $175,000
24. 2018-04-12
    soldstatus
25. 2017-11-03
    listed $187,000
26. 2017-11-03
    listed $187,000
27. 2017-01-05
    listed $198,000
28. 2017-01-05
    listed $198,000
29. 2017-01-05
    listed $198,000
30. 2016-06-29
    listed $198,000
31. 2016-06-29
    listed $198,000
32. 2016-06-29
    listed $198,000
33. 2014-12-23
    soldstatus
34. 2014-06-24
    listed $191,900
35. 2014-06-24
    listed $191,900

ⓘ 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: $2,471 · $206/mo
• Projected year-2 tax: $2,471 · $206/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 4/10 Moderate FEMA zone X · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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: $19,276
• − Mortgage interest: −$13,164
• − Property taxes: −$2,471
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$6,836
• Taxable loss: −$7,454
• Est. tax savings @ 24.0%: +$1,789
• After-tax cash flow: $-1,417/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

• 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

+22.5% since first listed

30 events — show timeline

• 2026-05-08 Relisted — AcadianaMLS
• 2026-05-08 Relisted — GBRMLS
• 2026-04-13 Pending — AcadianaMLS
• 2026-04-13 Pending — GBRMLS
• 2026-02-16 Price Changed $235,000 AcadianaMLS
• 2026-02-16 Price Changed $235,000 GBRMLS
• 2025-12-22 Price Changed $239,500 AcadianaMLS
• 2025-12-22 Price Changed $239,500 GBRMLS
• 2025-08-26 Listed $243,500 GBRMLS
• 2025-08-26 Listed $243,500 AcadianaMLS
• 2022-02-28 Sold (Public Records) $225,000 Public Records
• 2022-02-28 Sold (MLS) — GBRMLS
• 2022-01-30 Listed $225,000 GBRMLS
• 2022-01-30 Listed $225,000 AcadianaMLS
• 2019-03-21 Listed $199,900 AcadianaMLS
• 2019-03-21 Listed $199,900 GBRMLS
• 2019-03-21 Listed $199,900 GBRMLS
• 2018-04-13 Sold (Public Records) $175,000 Public Records
• 2018-04-12 Sold (MLS) — GBRMLS
• 2017-11-03 Listed $187,000 GBRMLS
• 2017-11-03 Listed $187,000 AcadianaMLS
• 2017-01-05 Listed $198,000 AcadianaMLS
• 2017-01-05 Listed $198,000 GBRMLS
• 2017-01-05 Listed $198,000 GBRMLS
• 2016-06-29 Listed $198,000 AcadianaMLS
• 2016-06-29 Listed $198,000 GBRMLS
• 2016-06-29 Listed $198,000 GBRMLS
• 2014-12-23 Sold (MLS) — GBRMLS
• 2014-06-24 Listed $191,900 GBRMLS
• 2014-06-24 Listed $191,900 AcadianaMLS

Property tax history

+2.7%/yr

Latest (2024): $2,471 · +22.0% YoY. Source: county tax records.