3606 Thomas St · Bayou Blue, LA 70363

$54,900

3 bd · 1.0 ba · 1,064 sqft · Other public records · 111 Days on market

Built 1981 6,098 sqft lot $52/sqft · 60% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! Great Opportunity to own a quaint, 3 Bedroom / 1 Bath home an an affordably low price! Features a spacious living room and kitchen, along with in-door laundry. Will need a little TLC, but lots of potential for either the investor or owner-occupant looking for a value and requiring a little sweat equity. Sold As-Is. Won't last long! Call your agent today to schedule your private showing.

Key facts

• 6,098 sq ft lot
• Parking
• Built 1981

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.6% vs local median 3.5% in Bayou Blue — 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 59/100 on livability (#275 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Terrebonne Parish (other): math 32% / reading 46% proficiency, ranked #23 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 206 active listings in the ZIP; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $49,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.46% ✓
• Cap rate: 21.61%
• Cash-on-cash: 54.69%
• DSCR: 3.43
• GRM: 3.4

CMA / ARV

• ARV (median comp): $136,904
• List price: $54,900
• Delta: -59.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.2%
• Equity multiple: 3.05×
• Total profit: $31,544
• Equity at exit: $8,186

10-year hold

• IRR: 52.9%
• Equity multiple: 6.18×
• Total profit: $79,684
• Equity at exit: $4,747

Cash invested: $15,372 (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 70363

• Active inventory: 206
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $634

Break-even live

Break-even rent $545

Max offer price $54,900

Occupancy floor 48%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $54,900 Active 111 DOM
2. 2026-06-18
   days on market $54,900 Active 110 DOM
3. 2026-06-17
   days on market $54,900 Active 109 DOM
4. 2026-06-16
   days on market $54,900 Active 108 DOM
5. 2026-06-15
   days on market $54,900 Active 107 DOM
6. 2026-06-14
   days on market $54,900 Active 105 DOM
7. 2026-06-13
   pricedays on market $54,900 Active 104 DOM
8. 2026-06-10
   days on market $59,900 Active 102 DOM
9. 2026-06-09
   days on market $59,900 Active 101 DOM
10. 2026-06-08
    days on market $59,900 Active 100 DOM
11. 2026-06-07
    days on market $59,900 Active 99 DOM
12. 2026-06-05
    days on market $59,900 Active 96 DOM
13. 2026-06-03
    days on market $59,900 Active 95 DOM
14. 2026-06-02
    days on market $59,900 Active 94 DOM
15. 2026-06-01
    days on market $59,900 Active 93 DOM
16. 2026-05-31
    days on market $59,900 Active 92 DOM
17. 2026-05-30
    days on market $59,900 Active 91 DOM
18. 2026-05-06
    price $59,900 412-char remark

    Show marketing remark (412 chars)

    Calling all investors! Great Opportunity to own a quaint, 3 Bedroom / 1 Bath home an an affordably low price! Features a spacious living room and kitchen, along with in-door laundry. Will need a little TLC, but lots of potential for either the investor or owner-occupant looking for a value and requiring a little sweat equity. Sold As-Is. Won't last long! Call your agent today to schedule your private showing.

19. 2026-05-06
    price $59,900 412-char remark

    Show marketing remark (412 chars)

    Calling all investors! Great Opportunity to own a quaint, 3 Bedroom / 1 Bath home an an affordably low price! Features a spacious living room and kitchen, along with in-door laundry. Will need a little TLC, but lots of potential for either the investor or owner-occupant looking for a value and requiring a little sweat equity. Sold As-Is. Won't last long! Call your agent today to schedule your private showing.

20. 2026-04-01
    price $69,900 412-char remark

    Show marketing remark (412 chars)

    Calling all investors! Great Opportunity to own a quaint, 3 Bedroom / 1 Bath home an an affordably low price! Features a spacious living room and kitchen, along with in-door laundry. Will need a little TLC, but lots of potential for either the investor or owner-occupant looking for a value and requiring a little sweat equity. Sold As-Is. Won't last long! Call your agent today to schedule your private showing.

21. 2026-04-01
    price $69,900 412-char remark

    Show marketing remark (412 chars)

    Calling all investors! Great Opportunity to own a quaint, 3 Bedroom / 1 Bath home an an affordably low price! Features a spacious living room and kitchen, along with in-door laundry. Will need a little TLC, but lots of potential for either the investor or owner-occupant looking for a value and requiring a little sweat equity. Sold As-Is. Won't last long! Call your agent today to schedule your private showing.

22. 2026-02-26
    listed $79,900 Active 412-char remark

    Show marketing remark (412 chars)

    Calling all investors! Great Opportunity to own a quaint, 3 Bedroom / 1 Bath home an an affordably low price! Features a spacious living room and kitchen, along with in-door laundry. Will need a little TLC, but lots of potential for either the investor or owner-occupant looking for a value and requiring a little sweat equity. Sold As-Is. Won't last long! Call your agent today to schedule your private showing.

23. 2026-02-26
    listed $79,900 Active 412-char remark

    Show marketing remark (412 chars)

    Calling all investors! Great Opportunity to own a quaint, 3 Bedroom / 1 Bath home an an affordably low price! Features a spacious living room and kitchen, along with in-door laundry. Will need a little TLC, but lots of potential for either the investor or owner-occupant looking for a value and requiring a little sweat equity. Sold As-Is. Won't last long! Call your agent today to schedule your private showing.

24. 2026-02-13
    soldstatus $865,794
25. 2026-02-13
    soldstatus $865,794
26. 2001-05-16
    soldstatus $58,000

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $643 · $54/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $16,176
• − Mortgage interest: −$3,075
• − Property taxes: −$643
• − Insurance: −$1,072
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$1,597
• Taxable income: $7,201
• Est. tax owed @ 24.0%: −$1,728
• After-tax cash flow: $5,881/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: Terrebonne Parish
• NCES district ID: 2201740
• Math proficiency: 32% ▼ -36.00%
• Reading proficiency: 46% ▼ -30.00%
• Median HH income: $47,612
• Composite: 33.38/100
• National rank: #5480
• State rank: #23 of 98 in LA

Livability — Bayou Blue

• Score: 59/100
• State rank: #275
• US rank: #19981

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C+ Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 28,990
• Population (ZIP): 24,668

Population outlook (Terrebonne County) Hauer SSP2

• Today (2025): 118,724 people
• By 2030: 120,321 · +1.3%
• By 2040: 121,894 · +2.7%
• By 2050: 121,119 · +2.0%
• By 2075: 117,270 · -1.2%
• By 2100: 107,544 · -9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Black 22% Hispanic / Latino 9% Two or more races 8% Native American 8%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 16% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 4%

Political lean MEDSL · Terrebonne

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.3% · Other 1.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -40.9pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.0 2016: R+48.4 2012: R+41.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.27%
• Current HPI: 91.3914
• Rent YoY: —
• Metro: —
• 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

+3.3% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $59,900 AcadianaMLS
• 2026-05-06 Price Changed $59,900 GSREIN
• 2026-04-01 Price Changed $69,900 AcadianaMLS
• 2026-04-01 Price Changed $69,900 GSREIN
• 2026-02-26 Listed $79,900 GSREIN
• 2026-02-26 Listed $79,900 AcadianaMLS
• 2026-02-13 Sold (Public Records) $865,794 Public Records
• 2026-02-13 Sold (Public Records) $865,794 Public Records
• 2001-05-16 Sold (Public Records) $58,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $643 · -2.0% YoY. Source: county tax records.