918 Caroline St · Thibodaux, LA 70301

$59,700

3 bd · 2.0 ba · 1,296 sqft · SingleFamily · 88 Days on market

Built 1955 6,098 sqft lot $46/sqft · 59% below area ↓ 7% since listing

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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
• 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

3 Bedroom / 2 Full Bath cottage located in the heart of Thibodaux. Features include spacious kitchen, some classic architectural components, nice floor plan and storage shed. Located in close proximity to Nicholls State University, this home would make a great rental investment or home for the owner/occupants, looking for a fixer-upper at a great value. This opportunity won't last long! Call your agent today to schedule your private showing.

Key facts

• Spacious kitchen
• Storage shed
• 6,098 sq ft lot

Tags

• SPACIOUS KITCHEN
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $413 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $60k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $56,118 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 2.36% ✓
• Cap rate: 21.44%
• Cash-on-cash: 54.11%
• DSCR: 3.41
• GRM: 3.5

CMA / ARV

• ARV (median comp): $146,305
• List price: $59,700
• Delta: -59.19%
• 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
1103 Caroline St	0.14mi	2/2.0 (-1)	1,274 (-2%)	5mo	$140,000	$110	81
1040 Henderson St	0.18mi	3/1.0	1,299 (+0%)	11mo	$135,000	$104	78
510 Olive St	0.32mi	3/1.0	1,346 (+4%)	12mo	$179,000	$133	65
218 Lafaye Ave	0.54mi	3/1.0	1,342 (+4%)	0mo	$201,000	$150	64
902 General Nicholls Ave	0.13mi	3/1.0	1,141 (-12%)	10mo	$168,500	$148	61
830 Harrison St	0.13mi	2/1.5 (-1)	1,164 (-10%)	11mo	$70,000	$60	61
744 Goode St	0.54mi	2/2.0 (-1)	1,311 (+1%)	10mo	$185,000	$141	60
107 Vernon St	0.63mi	3/2.0	1,376 (+6%)	2mo	$195,000	$142	59
109 Apricot St	0.64mi	3/2.0	1,383 (+7%)	2mo	$180,000	$130	58
1131 Louise St	0.73mi	3/2.0	1,260 (-3%)	7mo	$75,000	$60	55
1015 Ridgefield Rd	0.20mi	2/1.0 (-1)	1,102 (-15%)	12mo	$139,900	$127	47
1213 Tetreau St	0.67mi	2/2.0 (-1)	1,404 (+8%)	4mo	$60,000	$43	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: 52.1%
• Equity multiple: 3.28×
• Total profit: $38,178
• Equity at exit: $8,901

10-year hold

• IRR: 57.4%
• Equity multiple: 6.65×
• Total profit: $94,435
• Equity at exit: $5,162

Cash invested: $16,716 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$313
• Tax from tax record: −$23 /mo · $282/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $754

Break-even live

Break-even rent $457

Max offer price $59,700

Occupancy floor 42%

Sensitivity live

Price	-10% $787	-5% $771	+0% $754	+5% $737	+10% $720
Rent	-10% $642	-5% $698	+0% $754	+5% $809	+10% $865
Rate	-1.0pp $784	-0.5pp $769	base $754	+0.5pp $738	+1.0pp $722

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: $14,925
• Closing costs: $1,791
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.14mi
1318 Ledet St Unit 2 Bed/15 Bath Thibodaux, LA	2.0	1.5	925	$1,290	$1.39	44d	1	0.75mi
1712 Ridgefield Ave Unit A Thibodaux, LA	2.0	1.0	900	$1,100	$1.22	44d	1	0.77mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,325	$1.41	44d	6	0.85mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	44d	1	1.04mi
2314 Saint Bernard St Thibodaux, LA	2.0	1.5	909	$1,300	$1.43	44d	1	1.44mi
106 Beham Ct Thibodaux, LA	3.0	2.0	1100	$1,350	$1.23	44d	1	1.45mi

Listing history 39 events

1. 2026-06-19
   days on market $59,700 Active 88 DOM
2. 2026-06-18
   days on market $59,700 Active 87 DOM
3. 2026-06-17
   days on market $59,700 Active 86 DOM
4. 2026-06-16
   days on market $59,700 Active 85 DOM
5. 2026-06-15
   price $59,700 Active 84 DOM
6. 2026-06-15
   days on market $64,700 Active 84 DOM
7. 2026-06-14
   days on market $64,700 Active 82 DOM
8. 2026-06-13
   days on market $64,700 Active 81 DOM
9. 2026-06-10
   days on market $64,700 Active 79 DOM
10. 2026-06-09
    days on market $64,700 Active 78 DOM
11. 2026-06-08
    days on market $64,700 Active 77 DOM
12. 2026-06-07
    days on market $64,700 Active 76 DOM
13. 2026-06-05
    days on market $64,700 Active 73 DOM
14. 2026-06-03
    days on market $64,700 Active 72 DOM
15. 2026-06-02
    days on market $64,700 Active 71 DOM
16. 2026-06-01
    days on market $64,700 Active 70 DOM
17. 2026-05-31
    days on market $64,700 Active 69 DOM
18. 2026-05-30
    days on market $64,700 Active 68 DOM
19. 2026-03-21
    listed $69,700 Active 445-char remark

    Show marketing remark (445 chars)

    3 Bedroom / 2 Full Bath cottage located in the heart of Thibodaux. Features include spacious kitchen, some classic architectural components, nice floor plan and storage shed. Located in close proximity to Nicholls State University, this home would make a great rental investment or home for the owner/occupants, looking for a fixer-upper at a great value. This opportunity won't last long! Call your agent today to schedule your private showing.

20. 2026-03-21
    listed $69,700 Active 445-char remark

    Show marketing remark (445 chars)

    3 Bedroom / 2 Full Bath cottage located in the heart of Thibodaux. Features include spacious kitchen, some classic architectural components, nice floor plan and storage shed. Located in close proximity to Nicholls State University, this home would make a great rental investment or home for the owner/occupants, looking for a fixer-upper at a great value. This opportunity won't last long! Call your agent today to schedule your private showing.

21. 2026-03-09
    soldstatus $32,500 Sold
22. 2026-03-09
    soldstatus Closed
23. 2026-02-05
    status Pending
24. 2026-02-05
    status Pending
25. 2025-12-24
    price $75,000
26. 2025-12-24
    price $75,000
27. 2025-12-03
    price $102,040
28. 2025-12-03
    price $102,040
29. 2025-11-29
    price $107,400
30. 2025-11-11
    price $107,400
31. 2025-10-03
    listed $113,000 Active
32. 2025-10-03
    listed $113,000 Active
33. 2020-01-03
    soldstatus
34. 2020-01-03
    soldstatus $118,000
35. 2019-09-24
    listed $118,000
36. 2019-09-24
    listed $118,000
37. 2019-04-16
    listed $132,000
38. 2019-04-16
    listed $132,000
39. 2006-05-22
    listed $75,000

ⓘ 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: $282 · $23/mo
• Projected year-2 tax: $328 · $27/mo
• Expected delta: +$47/yr (+$4/mo · 16.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 74% 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: $16,939
• − Mortgage interest: −$3,344
• − Property taxes: −$282
• − Insurance: −$298
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$1,737
• Taxable income: $8,567
• Est. tax owed @ 24.0%: −$2,056
• After-tax cash flow: $6,988/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

-7.1% since first listed

21 events — show timeline

• 2026-03-21 Listed $69,700 AcadianaMLS
• 2026-03-21 Listed $69,700 GSREIN
• 2026-03-09 Sold (MLS) — GBRMLS
• 2026-03-09 Sold (MLS) $32,500 AcadianaMLS
• 2026-02-05 Pending — AcadianaMLS
• 2026-02-05 Pending — GBRMLS
• 2025-12-24 Price Changed $75,000 AcadianaMLS
• 2025-12-24 Price Changed $75,000 GBRMLS
• 2025-12-03 Price Changed $102,040 AcadianaMLS
• 2025-12-03 Price Changed $102,040 GBRMLS
• 2025-11-29 Price Changed $107,400 AcadianaMLS
• 2025-11-11 Price Changed $107,400 GBRMLS
• 2025-10-03 Listed $113,000 GBRMLS
• 2025-10-03 Listed $113,000 AcadianaMLS
• 2020-01-03 Sold (Public Records) $118,000 Public Records
• 2020-01-03 Sold (MLS) — GBRMLS
• 2019-09-24 Listed $118,000 AcadianaMLS
• 2019-09-24 Listed $118,000 GBRMLS
• 2019-04-16 Listed $132,000 AcadianaMLS
• 2019-04-16 Listed $132,000 GBRMLS
• 2006-05-22 Listed $75,000 AcadianaMLS

Property tax history

-2.0%/yr

Latest (2024): $282 · -43.4% YoY. Source: county tax records.