1803 Badt Ave · Thibodaux, LA 70301

$149,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 98 Days on market

Built 1970 8,712 sqft lot $124/sqft · 39% below area Est $202k · 26% under ↓ 7% since listing

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 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 MLS

This well-built, well-maintained home is in great condition and ready for its next owner. Inside, you'll find beautiful wood floors that add warmth and character throughout the home. Major updates have already been completed, including redone plumbing and electrical, new attic insulation, replacement windows, and a roof installed in 2021, providing peace of mind for years to come. The home features a gas stove and gas water heater, along with city water and city gas service for reliable utilities. Outside, enjoy a large fenced yard with plenty of room to relax, entertain, or let pets roam. There's also an attached carport and a storage shed for added convenience and extra space. Best of all, no flood insurance is required, making this property even more appealing.

Key facts

• Redone electrical
• Wood floors
• Roof installed

Tags

• WOOD FLOORS
• REDONE PLUMBING
• REDONE ELECTRICAL
• NEW ATTIC INSULATION
• REPLACEMENT WINDOWS
• ROOF INSTALLED

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 $230 ($3k/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: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 9 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 98 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (median comp): $201,900
• List price: $149,000
• Delta: -26.20%
• 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
259 Core Dr	0.49mi	3/2.0	1,192 (-1%)	2mo	$221,193	$186	70
160 Calumet St	0.41mi	3/2.0	1,051 (-12%)	0mo	$201,810	$192	56
158 Calumet St	0.42mi	3/2.0	1,046 (-13%)	1mo	$201,030	$192	54
164 Calumet St	0.39mi	3/2.0	1,046 (-13%)	3mo	$201,320	$192	54
162 Calumet St	0.40mi	3/2.0	1,076 (-10%)	8mo	$201,810	$188	53
126 Benjamin Dr	0.36mi	3/2.0	1,051 (-12%)	8mo	$201,530	$192	52
128 Benjamin Dr	0.36mi	3/2.0	1,046 (-13%)	8mo	$201,575	$193	51
225 Darolina St	0.65mi	2/1.5 (-1)	1,217 (+1%)	12mo	$150,000	$123	50
1831 Himalaya Ave	0.43mi	2/2.0 (-1)	1,039 (-13%)	0mo	$164,500	$158	48
122 Benjamin Dr	0.55mi	3/2.0	1,076 (-10%)	9mo	$201,810	$188	46
1040 Henderson St	0.68mi	3/1.0	1,299 (+8%)	11mo	$135,000	$104	45
1103 Caroline St	0.70mi	2/2.0 (-1)	1,274 (+6%)	5mo	$140,000	$110	44

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-9,685
• Equity at exit: $22,216

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $9,608
• 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: $1,419 high
• Mortgage (P&I): −$781
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $230

Break-even live

Break-even rent $1,127

Max offer price $149,000

Occupancy floor 79%

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1712 Ridgefield Ave Unit A Thibodaux, LA	2.0	1.0	900	$1,100	$1.22	43d	1	0.35mi
1300 Louise St Thibodaux, LA	2.0	1.5	808	$1,200	$1.49	43d	2	0.57mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	43d	1	0.58mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,325	$1.41	43d	6	0.60mi
1318 Ledet St Unit 2 Bed/15 Bath Thibodaux, LA	2.0	1.5	925	$1,290	$1.39	43d	1	0.80mi
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	43d	1	0.80mi
610 Sycamore St Thibodaux, LA	2.0	1.0	800	$1,100	$1.38	43d	1	0.88mi
106 Beham Ct Thibodaux, LA	3.0	2.0	1100	$1,350	$1.23	43d	1	1.04mi
2314 Saint Bernard St Thibodaux, LA	2.0	1.5	909	$1,300	$1.43	43d	1	1.11mi

Listing history 29 events

1. 2026-06-19
   days on market $149,000 Active 98 DOM
2. 2026-06-18
   days on market $149,000 Active 97 DOM
3. 2026-06-17
   days on market $149,000 Active 96 DOM
4. 2026-06-16
   days on market $149,000 Active 95 DOM
5. 2026-06-15
   days on market $149,000 Active 94 DOM
6. 2026-06-14
   days on market $149,000 Active 92 DOM
7. 2026-06-13
   days on market $149,000 Active 91 DOM
8. 2026-06-10
   days on market $149,000 Active 89 DOM
9. 2026-06-09
   days on market $149,000 Active 88 DOM
10. 2026-06-08
    days on market $149,000 Active 87 DOM
11. 2026-06-07
    days on market $149,000 Active 86 DOM
12. 2026-06-05
    days on market $149,000 Active 83 DOM
13. 2026-06-03
    days on market $149,000 Active 82 DOM
14. 2026-06-02
    days on market $149,000 Active 81 DOM
15. 2026-06-01
    days on market $149,000 Active 80 DOM
16. 2026-05-31
    days on market $149,000 Active 79 DOM
17. 2026-05-30
    days on market $149,000 Active 78 DOM
18. 2026-04-25
    price $149,000 774-char remark

    Show marketing remark (774 chars)

    This well-built, well-maintained home is in great condition and ready for its next owner. Inside, you'll find beautiful wood floors that add warmth and character throughout the home. Major updates have already been completed, including redone plumbing and electrical, new attic insulation, replacement windows, and a roof installed in 2021, providing peace of mind for years to come. The home features a gas stove and gas water heater, along with city water and city gas service for reliable utilities. Outside, enjoy a large fenced yard with plenty of room to relax, entertain, or let pets roam. There's also an attached carport and a storage shed for added convenience and extra space. Best of all, no flood insurance is required, making this property even more appealing.

19. 2026-04-24
    price $149,000 786-char remark

    Show marketing remark (786 chars)

    This well-built, well-maintained home is in great condition and ready for its next owner. Inside, you’ll find beautiful wood floors that add warmth and character throughout the home. Major updates have already been completed, including redone plumbing and electrical, new attic insulation, replacement windows, and a roof installed in 2021, providing peace of mind for years to come. The home features a gas stove and gas water heater, along with city water and city gas service for reliable utilities. Outside, enjoy a large fenced yard with plenty of room to relax, entertain, or let pets roam. There’s also an attached carport and a storage shed for added convenience and extra space. Best of all, no flood insurance is required, making this property even more appealing.

20. 2026-03-13
    listed $154,000 Active 774-char remark

    Show marketing remark (786 chars)

    This well-built, well-maintained home is in great condition and ready for its next owner. Inside, you’ll find beautiful wood floors that add warmth and character throughout the home. Major updates have already been completed, including redone plumbing and electrical, new attic insulation, replacement windows, and a roof installed in 2021, providing peace of mind for years to come. The home features a gas stove and gas water heater, along with city water and city gas service for reliable utilities. Outside, enjoy a large fenced yard with plenty of room to relax, entertain, or let pets roam. There’s also an attached carport and a storage shed for added convenience and extra space. Best of all, no flood insurance is required, making this property even more appealing.

21. 2026-03-13
    listed $154,000 Active 786-char remark

    Show marketing remark (786 chars)

    This well-built, well-maintained home is in great condition and ready for its next owner. Inside, you’ll find beautiful wood floors that add warmth and character throughout the home. Major updates have already been completed, including redone plumbing and electrical, new attic insulation, replacement windows, and a roof installed in 2021, providing peace of mind for years to come. The home features a gas stove and gas water heater, along with city water and city gas service for reliable utilities. Outside, enjoy a large fenced yard with plenty of room to relax, entertain, or let pets roam. There’s also an attached carport and a storage shed for added convenience and extra space. Best of all, no flood insurance is required, making this property even more appealing.

22. 2024-12-23
    soldstatus Closed
23. 2024-12-11
    status Pending
24. 2024-11-18
    historical
25. 2024-10-25
    price $154,900
26. 2024-10-24
    price $154,900
27. 2024-08-22
    price $159,500
28. 2024-08-05
    listed $159,500 Active
29. 2024-08-05
    listed $165,000 Active

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$254/yr (+$21/mo · 44.9%)

ⓘ 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: $17,026
• − Mortgage interest: −$8,346
• − Property taxes: −$566
• − Insurance: −$745
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$4,335
• Taxable income: $310
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $2,689/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

-6.6% since first listed

12 events — show timeline

• 2026-04-25 Price Changed $149,000 AcadianaMLS
• 2026-04-24 Price Changed $149,000 GBRMLS
• 2026-03-13 Listed $154,000 GBRMLS
• 2026-03-13 Listed $154,000 AcadianaMLS
• 2024-12-23 Sold (MLS) — GBRMLS
• 2024-12-11 Pending — GBRMLS
• 2024-11-18 Delisted — GBRMLS
• 2024-10-25 Price Changed $154,900 GBRMLS
• 2024-10-24 Price Changed $154,900 AcadianaMLS
• 2024-08-22 Price Changed $159,500 GBRMLS
• 2024-08-05 Listed $165,000 GBRMLS
• 2024-08-05 Listed $159,500 AcadianaMLS

Property tax history

+0.6%/yr

Latest (2024): $566 · -0.6% YoY. Source: county tax records.