906 Jackson St · Thibodaux, LA 70301

$195,000

4 bd · 3.0 ba · 1,500 sqft · SingleFamily public records · 35 Days on market

Built 1965 0.37 ac lot $130/sqft · 29% above area Est $202k · at est.

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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 +19.0/30.0
• ARV discount +9.1/15.0
• DSCR +6.0/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bedroom, 3-bath home located in the heart of Thibodaux offers plenty of space and potential. This spacious home is waiting for the right person to give it a little TLC and make it truly shine. Situated on a large double lot, the property provides ample outdoor space for entertaining, gardening, or future additions. With its convenient location and generous layout, this home is a great opportunity for someone looking to add their personal touch and create a beautiful place to call home.

Key facts

• Ample outdoor space
• Large double lot
• 0.37 acre lot

Tags

• LARGE DOUBLE LOT
• AMPLE OUTDOOR SPACE

Property features AI

Exterior

• Parking: Garage; Carport; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story
• Construction: Vinyl siding and frame construction; Slab foundation
• Exterior features: Carport; Garage; Off-street parking; Frontage approximately 117'; Lot dimensions about 116.8' x 135.8'; Lot about 0.37 acres

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $203 ($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 $174k (10.7% below list).
• Recommended offer: $174k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 2 comparable units currently listed for rent nearby; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 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

• 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 $174,151 (10.7% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 0.89% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (median comp): $202,319
• List price: $195,000
• Delta: -3.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Harrison St	0.04mi	4/2.0	1,700 (+13%)	2mo	$145,000	$85	70
806 Mcculla St	0.40mi	3/2.0 (-1)	1,510 (+1%)	16mo	$220,000	$146	58
1221 Tetreau St	0.63mi	3/2.0 (-1)	1,525 (+2%)	2mo	$199,000	$130	57
114 Elm St	0.50mi	3/2.0 (-1)	1,568 (+4%)	12mo	$218,000	$139	50
107 Vernon St	0.60mi	3/2.0 (-1)	1,376 (-8%)	2mo	$195,000	$142	48
144 Pecan St	0.50mi	4/2.0	1,681 (+12%)	6mo	$190,000	$113	47
1040 Henderson St	0.29mi	3/1.0 (-1)	1,299 (-13%)	11mo	$135,000	$104	42
510 Olive St	0.43mi	3/1.0 (-1)	1,346 (-10%)	12mo	$179,000	$133	40
508 Olive St	0.42mi	3/1.0 (-1)	1,346 (-10%)	15mo	$179,000	$133	38
1222 Canal Blvd	0.55mi	3/1.5 (-1)	1,642 (+10%)	12mo	$200,000	$122	37
902 Arms St	0.57mi	3/2.0 (-1)	1,290 (-14%)	15mo	$172,344	$134	28
320 Arlington Dr	0.72mi	3/2.0 (-1)	1,632 (+9%)	18mo	$339,900	$208	28

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-18,944
• Equity at exit: $29,075

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-918
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $203

Break-even live

Break-even rent $1,485

Max offer price $195,000

Occupancy floor 83%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	43d	1	0.27mi
106 Beham Ct Thibodaux, LA	3.0	2.0	1100	$1,350	$1.23	43d	1	1.43mi

Listing history 19 events

1. 2026-06-19
   days on market $195,000 Active 35 DOM
2. 2026-06-18
   days on market $195,000 Active 34 DOM
3. 2026-06-17
   days on market $195,000 Active 33 DOM
4. 2026-06-16
   days on market $195,000 Active 32 DOM
5. 2026-06-15
   days on market $195,000 Active 31 DOM
6. 2026-06-14
   days on market $195,000 Active 29 DOM
7. 2026-06-13
   days on market $195,000 Active 28 DOM
8. 2026-06-10
   days on market $195,000 Active 26 DOM
9. 2026-06-09
   days on market $195,000 Active 25 DOM
10. 2026-06-08
    days on market $195,000 Active 24 DOM
11. 2026-06-07
    days on market $195,000 Active 23 DOM
12. 2026-06-05
    days on market $195,000 Active 20 DOM
13. 2026-06-03
    days on market $195,000 Active 19 DOM
14. 2026-06-02
    days on market $195,000 Active 18 DOM
15. 2026-06-01
    days on market $195,000 Active 17 DOM
16. 2026-05-31
    days on market $195,000 Active 16 DOM
17. 2026-05-30
    days on market $195,000 Active 15 DOM
18. 2026-05-14
    listed $195,000 Active 497-char remark

    Show marketing remark (497 chars)

    This 4-bedroom, 3-bath home located in the heart of Thibodaux offers plenty of space and potential. This spacious home is waiting for the right person to give it a little TLC and make it truly shine. Situated on a large double lot, the property provides ample outdoor space for entertaining, gardening, or future additions. With its convenient location and generous layout, this home is a great opportunity for someone looking to add their personal touch and create a beautiful place to call home.

19. 2026-05-14
    listed $195,000 Active 497-char remark

    Show marketing remark (497 chars)

    This 4-bedroom, 3-bath home located in the heart of Thibodaux offers plenty of space and potential. This spacious home is waiting for the right person to give it a little TLC and make it truly shine. Situated on a large double lot, the property provides ample outdoor space for entertaining, gardening, or future additions. With its convenient location and generous layout, this home is a great opportunity for someone looking to add their personal touch and create a beautiful place to call home.

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $1,072 · $89/mo
• Expected delta: +$242/yr (+$20/mo · 29.1%)

ⓘ 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: $20,898
• − Mortgage interest: −$10,923
• − Property taxes: −$831
• − Insurance: −$975
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$5,673
• Taxable loss: −$847
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $2,636/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
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-14 Listed $195,000 AcadianaMLS
• 2026-05-14 Listed $195,000 GBRMLS

Property tax history

+0.6%/yr

Latest (2024): $831 · -0.5% YoY. Source: county tax records.