118 Wolfe St · Thibodaux, LA 70301

$124,000

2 bd · 2.0 ba · 966 sqft · SingleFamily public records · 112 Days on market

Built 1984 2,178 sqft lot $128/sqft · 22% above area Est $117k · 6% over

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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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• ARV discount +4.6/15.0
• 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

118 Wolfe St. in Thibodaux is a beautifully updated 2-bedroom, 2-bath townhome located just minutes from Nicholls State University campus. Whether you're looking for an investment opportunity or a comfortable home for NSU students, this move-in-ready property checks all the boxes. Two parking spaces are in front of the unit. Step inside to an open-concept layout featuring a living room, kitchen, and breakfast area. The living room boasts cathedral ceilings that create an airy feeling. The fully updated kitchen has granite countertops, a stylish tile backsplash, updated cabinetry and stainless steel appliances- with the refrigerator remaining with the property. All flooring throughout the home has been updated to vinyl plank and ceramic tile for a modern look and low maintenance. Both bathrooms have been totally renovated. The primary suite features a beautifully tiled walk-in shower while the second bathroom offers a tile surround tub with shower. A dedicated laundry area with washer and dryer hookups, cabinets, and hanging rod add extra convenience. Enjoy outdoor living with a covered back patio and a small back yard. With its great location near Nicholls State, modern updates, and low maintenance design, this property is ideal for investors, students, or anyone seeking comfortable living. Schedule your showing today.

Key facts

• Cathedral ceilings
• Granite countertops
• Updated cabinetry

Tags

• UPDATED TOWNHOME
• OPEN-CONCEPT LAYOUT
• CATHEDRAL CEILINGS
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• UPDATED CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $113k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 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 $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y 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 $112,840 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

• ARV (median comp): $116,534
• List price: $124,000
• Delta: 6.41%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1831 Badt Ave	0.69mi	2/2.0	1,013 (+5%)	5mo	$174,500	$172	55
901 Hickory St	0.70mi	2/1.0	1,009 (+4%)	17mo	$155,000	$154	42
616 Locust St	0.68mi	3/1.0 (+1)	1,036 (+7%)	10mo	$19,900	$19	39
1116 East Camellia Dr	0.71mi	2/1.0	1,009 (+4%)	21mo	$170,000	$168	38
314 Lafaye Ave	0.71mi	3/1.0 (+1)	1,000 (+4%)	21mo	$149,000	$149	34
615 Pine St	0.75mi	2/1.0	847 (-12%)	11mo	$110,000	$130	32

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,202
• Equity at exit: $18,489

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $14,182
• Equity at exit: $10,721

Cash invested: $34,720 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$650
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $236

Break-even live

Break-even rent $966

Max offer price $124,000

Occupancy floor 76%

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	44d	1	0.02mi
1300 Louise St Thibodaux, LA	2.0	1.5	808	$1,200	$1.49	44d	2	0.14mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,200	$1.28	44d	6	0.23mi
2314 Saint Bernard St Thibodaux, LA	2.0	1.5	909	$1,300	$1.43	44d	1	0.51mi
610 Sycamore St Thibodaux, LA	2.0	1.0	800	$1,100	$1.38	44d	1	0.77mi
1712 Ridgefield Ave Unit A Thibodaux, LA	2.0	1.0	900	$1,100	$1.22	44d	1	0.94mi
1318 Ledet St Unit 2 Bed/15 Bath Thibodaux, LA	2.0	1.5	925	$1,290	$1.39	44d	1	1.34mi

Listing history 32 events

1. 2026-06-19
   days on market $124,000 Active 112 DOM
2. 2026-06-18
   days on market $124,000 Active 111 DOM
3. 2026-06-17
   days on market $124,000 Active 110 DOM
4. 2026-06-16
   days on market $124,000 Active 109 DOM
5. 2026-06-15
   days on market $124,000 Active 108 DOM
6. 2026-06-14
   days on market $124,000 Active 106 DOM
7. 2026-06-13
   days on market $124,000 Active 105 DOM
8. 2026-06-10
   days on market $124,000 Active 103 DOM
9. 2026-06-09
   days on market $124,000 Active 102 DOM
10. 2026-06-08
    days on market $124,000 Active 101 DOM
11. 2026-06-07
    days on market $124,000 Active 100 DOM
12. 2026-06-05
    days on market $124,000 Active 97 DOM
13. 2026-06-03
    days on market $124,000 Active 96 DOM
14. 2026-06-02
    days on market $124,000 Active 95 DOM
15. 2026-06-01
    days on market $124,000 Active 94 DOM
16. 2026-05-31
    days on market $124,000 Active 93 DOM
17. 2026-05-30
    days on market $124,000 Active 92 DOM
18. 2026-02-26
    listed $124,000 Active 1340-char remark

    Show marketing remark (1340 chars)

    118 Wolfe St. in Thibodaux is a beautifully updated 2-bedroom, 2-bath townhome located just minutes from Nicholls State University campus. Whether you're looking for an investment opportunity or a comfortable home for NSU students, this move-in-ready property checks all the boxes. Two parking spaces are in front of the unit. Step inside to an open-concept layout featuring a living room, kitchen, and breakfast area. The living room boasts cathedral ceilings that create an airy feeling. The fully updated kitchen has granite countertops, a stylish tile backsplash, updated cabinetry and stainless steel appliances- with the refrigerator remaining with the property. All flooring throughout the home has been updated to vinyl plank and ceramic tile for a modern look and low maintenance. Both bathrooms have been totally renovated. The primary suite features a beautifully tiled walk-in shower while the second bathroom offers a tile surround tub with shower. A dedicated laundry area with washer and dryer hookups, cabinets, and hanging rod add extra convenience. Enjoy outdoor living with a covered back patio and a small back yard. With its great location near Nicholls State, modern updates, and low maintenance design, this property is ideal for investors, students, or anyone seeking comfortable living. Schedule your showing today.

19. 2026-02-26
    listed $124,000 Active 1340-char remark

    Show marketing remark (1340 chars)

    118 Wolfe St. in Thibodaux is a beautifully updated 2-bedroom, 2-bath townhome located just minutes from Nicholls State University campus. Whether you're looking for an investment opportunity or a comfortable home for NSU students, this move-in-ready property checks all the boxes. Two parking spaces are in front of the unit. Step inside to an open-concept layout featuring a living room, kitchen, and breakfast area. The living room boasts cathedral ceilings that create an airy feeling. The fully updated kitchen has granite countertops, a stylish tile backsplash, updated cabinetry and stainless steel appliances- with the refrigerator remaining with the property. All flooring throughout the home has been updated to vinyl plank and ceramic tile for a modern look and low maintenance. Both bathrooms have been totally renovated. The primary suite features a beautifully tiled walk-in shower while the second bathroom offers a tile surround tub with shower. A dedicated laundry area with washer and dryer hookups, cabinets, and hanging rod add extra convenience. Enjoy outdoor living with a covered back patio and a small back yard. With its great location near Nicholls State, modern updates, and low maintenance design, this property is ideal for investors, students, or anyone seeking comfortable living. Schedule your showing today.

20. 2023-08-15
    historical
21. 2023-06-29
    listed $130,000 Active
22. 2023-06-29
    listed $130,000
23. 2020-02-19
    soldstatus $110,000
24. 2020-02-14
    soldstatus
25. 2019-09-01
    listed $117,000
26. 2019-09-01
    listed $117,000
27. 2013-05-06
    soldstatus $105,000
28. 2013-01-27
    listed $105,000
29. 2010-10-22
    listed $97,500
30. 2009-01-31
    listed $98,500
31. 2009-01-31
    listed $98,500
32. 2009-01-31
    listed $98,500

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $736 · $61/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: $15,185
• − Mortgage interest: −$6,946
• − Property taxes: −$736
• − Insurance: −$620
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,607
• Taxable income: $846
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $2,634/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

+25.9% since first listed

15 events — show timeline

• 2026-02-26 Listed $124,000 AcadianaMLS
• 2026-02-26 Listed $124,000 GBRMLS
• 2023-08-15 Delisted — GBRMLS
• 2023-06-29 Listed $130,000 AcadianaMLS
• 2023-06-29 Listed $130,000 GBRMLS
• 2020-02-19 Sold (Public Records) $110,000 Public Records
• 2020-02-14 Sold (MLS) — GBRMLS
• 2019-09-01 Listed $117,000 AcadianaMLS
• 2019-09-01 Listed $117,000 GBRMLS
• 2013-05-06 Sold (Public Records) $105,000 Public Records
• 2013-01-27 Listed $105,000 AcadianaMLS
• 2010-10-22 Listed $97,500 AcadianaMLS
• 2009-01-31 Listed $98,500 AcadianaMLS
• 2009-01-31 Listed $98,500 GBRMLS
• 2009-01-31 Listed $98,500 GBRMLS

Property tax history

+14.6%/yr

Latest (2024): $736 · +1.8% YoY. Source: county tax records.