244 Sanders · Thibodaux, LA 70301

$150,000

None bd · None ba · — sqft · MultiFamily · 209 Days on market

Fair condition 6,011 sqft lot Est $262k · 43% under ↓ 49% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Calling all investors. Great opportunity to own a multi family property. One single family home along with a 4 plex that also includes a studio flat. Don't miss out

Key facts

• Single family home
• Studio flat
• 4 plex

Tags

• MULTI FAMILY PROPERTY
• SINGLE FAMILY HOME
• 4 PLEX
• STUDIO FLAT

What this means for you Summary

Snapshot

• This is a multifamily listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $4k ($48k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.1% 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; 11 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).
• At $6,341/mo this rent would consume 130% of the median local household income ($58k/yr) (locally 1513% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $42k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 7 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.23% ✓
• Cap rate: 38.08%
• Cash-on-cash: 113.51%
• DSCR: 6.05
• GRM: 2.0

CMA / ARV

• ARV (median comp): $262,453
• List price: $150,000
• Delta: -42.85%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1712 Ridgefield Ave	0.24mi	—/—	5,724	8mo	$385,000	$67	70
1816 Ridgefield Ave	0.35mi	—/—	2,968	18mo	$200,000	$67	56
1028 Caroline St	0.69mi	—/—	3,215	2mo	$229,000	$71	54
1008 & 1008-A Caroline St	0.72mi	—/—	3,705	10mo	$194,900	$53	45

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: —
• Equity multiple: 6.43×
• Total profit: $228,180
• Equity at exit: $22,365

10-year hold

• IRR: —
• Equity multiple: 13.44×
• Total profit: $522,288
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $6,341 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,332
• Net cashflow: $3,973

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 32%

Sensitivity live

Price	-10% $4,076	-5% $4,025	+0% $3,973	+5% $3,921	+10% $3,869
Rent	-10% $3,472	-5% $3,722	+0% $3,973	+5% $4,223	+10% $4,474
Rate	-1.0pp $4,048	-0.5pp $4,011	base $3,973	+0.5pp $3,934	+1.0pp $3,894

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,449
1× unit	2	1	$1,313
▸ 3× units	1	1	$3,579
Total (5 units)			$6,341

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 Ledet St Unit 2 Bed/15 Bath Thibodaux, LA	2.0	1.5	925	$1,290	$1.39	44d	1	0.23mi
1712 Ridgefield Ave Unit A Thibodaux, LA	2.0	1.0	900	$1,100	$1.22	44d	1	0.23mi
106 Beham Ct Thibodaux, LA	3.0	2.0	1100	$1,350	$1.23	44d	1	0.70mi
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	44d	1	0.82mi
404 Saint Philip St Unit 3E Thibodaux, LA	1.0	1.0	—	$880	—	44d	1	1.03mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,200	$1.28	44d	6	1.08mi
1300 Louise St Thibodaux, LA	2.0	1.5	808	$1,200	$1.49	44d	2	1.08mi
610 Sycamore St Thibodaux, LA	2.0	1.0	800	$1,100	$1.38	44d	1	1.08mi
624 Percy Brown Rd Thibodaux, LA	1.0–3.0	1.0–2.0	1085	$2,208	$2.03	44d	29	1.09mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	44d	1	1.13mi
208 Diplomat Way Thibodaux, LA	3.0	2.0	1892	$2,000	$1.06	44d	1	1.48mi

Listing history 38 events

1. 2026-06-19
   days on market $150,000 Active 209 DOM
2. 2026-06-18
   days on market $150,000 Active 208 DOM
3. 2026-06-17
   days on market $150,000 Active 207 DOM
4. 2026-06-16
   days on market $150,000 Active 206 DOM
5. 2026-06-15
   days on market $150,000 Active 205 DOM
6. 2026-06-14
   days on market $150,000 Active 203 DOM
7. 2026-06-13
   days on market $150,000 Active 202 DOM
8. 2026-06-10
   days on market $150,000 Active 200 DOM
9. 2026-06-09
   days on market $150,000 Active 199 DOM
10. 2026-06-08
    days on market $150,000 Active 198 DOM
11. 2026-06-07
    days on market $150,000 Active 197 DOM
12. 2026-06-05
    days on market $150,000 Active 194 DOM
13. 2026-06-03
    days on market $150,000 Active 193 DOM
14. 2026-06-02
    days on market $150,000 Active 192 DOM
15. 2026-06-01
    days on market $150,000 Active 191 DOM
16. 2026-05-31
    days on market $150,000 Active 190 DOM
17. 2026-05-30
    days on market $150,000 Active 189 DOM
18. 2026-05-02
    price $150,000 164-char remark

    Show marketing remark (164 chars)

    Calling all investors. Great opportunity to own a multi family property. One single family home along with a 4 plex that also includes a studio flat. Don't miss out

19. 2026-05-02
    price $150,000 164-char remark

    Show marketing remark (164 chars)

    Calling all investors. Great opportunity to own a multi family property. One single family home along with a 4 plex that also includes a studio flat. Don't miss out

20. 2026-02-06
    status Active 164-char remark

    Show marketing remark (164 chars)

    Calling all investors. Great opportunity to own a multi family property. One single family home along with a 4 plex that also includes a studio flat. Don't miss out

21. 2026-02-06
    status Active 164-char remark

    Show marketing remark (164 chars)

    Calling all investors. Great opportunity to own a multi family property. One single family home along with a 4 plex that also includes a studio flat. Don't miss out

22. 2026-01-23
    status Pending 164-char remark

    Show marketing remark (164 chars)

    Calling all investors. Great opportunity to own a multi family property. One single family home along with a 4 plex that also includes a studio flat. Don't miss out

23. 2025-11-06
    listed $155,000 Active 164-char remark

    Show marketing remark (164 chars)

    Calling all investors. Great opportunity to own a multi family property. One single family home along with a 4 plex that also includes a studio flat. Don't miss out

24. 2025-11-06
    listed $155,000 Active 164-char remark

    Show marketing remark (164 chars)

    Calling all investors. Great opportunity to own a multi family property. One single family home along with a 4 plex that also includes a studio flat. Don't miss out

25. 2025-09-23
    price $160,000
26. 2025-09-23
    price $160,000
27. 2025-06-16
    price $165,000
28. 2025-06-16
    price $165,000
29. 2025-02-27
    price $175,000
30. 2025-02-22
    price $175,000
31. 2025-01-03
    price $199,999
32. 2025-01-03
    price $199,999
33. 2024-12-11
    listed $225,000 Active
34. 2024-12-11
    historical
35. 2024-12-05
    price $225,000
36. 2024-12-05
    price $225,000
37. 2024-09-28
    listed $295,000 Active
38. 2024-09-28
    listed $295,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $76,092
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$6,087
• − Management: −$6,087
• − Depreciation: −$4,364
• Taxable income: $48,151
• Est. tax owed @ 24.0%: −$11,556
• After-tax cash flow: $36,117/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

This multi-family property requires extensive repairs and maintenance, including a new roof, exterior paint, landscaping, and front steps. While it presents an opportunity for investors, significant investment is needed to improve its condition and increase its value.

Repairs flagged

• Major roof — Rusty metal roof
• Major exterior — Peeling paint on exterior walls
• Major exterior — Overgrown landscaping
• Major exterior — Worn-out front steps
• Major exterior — Damaged siding
• Major exterior — Exposed electrical wires

Value-add opportunities

• Both New roof — Improves both resale and rental value
• Both New exterior paint — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and value
• Both New front steps — Enhances curb appeal and value
• Both New siding — Improves curb appeal and value
• Both Electrical repairs — Ensures safety and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Rusty metal roof	Major	$15,000–50,000
exterior · Peeling paint on exterior walls	Major	$15,000–50,000
exterior · Overgrown landscaping	Major	$15,000–50,000
exterior · Worn-out front steps	Major	$15,000–50,000
exterior · Damaged siding	Major	$15,000–50,000
exterior · Exposed electrical wires	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both New roof — Improves both resale and rental value ↑
• Both New exterior paint — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and value ↑
• Both New front steps — Enhances curb appeal and value ↑
• Both New siding — Improves curb appeal and value ↑
• Both Electrical repairs — Ensures safety and enhances value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-49.2% since first listed

21 events — show timeline

• 2026-05-02 Price Changed $150,000 AcadianaMLS
• 2026-05-02 Price Changed $150,000 GBRMLS
• 2026-02-06 Relisted — AcadianaMLS
• 2026-02-06 Relisted — GBRMLS
• 2026-01-23 Pending — GBRMLS
• 2025-11-06 Listed $155,000 GBRMLS
• 2025-11-06 Listed $155,000 AcadianaMLS
• 2025-09-23 Price Changed $160,000 AcadianaMLS
• 2025-09-23 Price Changed $160,000 GBRMLS
• 2025-06-16 Price Changed $165,000 AcadianaMLS
• 2025-06-16 Price Changed $165,000 GBRMLS
• 2025-02-27 Price Changed $175,000 AcadianaMLS
• 2025-02-22 Price Changed $175,000 GBRMLS
• 2025-01-03 Price Changed $199,999 AcadianaMLS
• 2025-01-03 Price Changed $199,999 GBRMLS
• 2024-12-11 Listed $225,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-12-05 Price Changed $225,000 GBRMLS
• 2024-12-05 Price Changed $225,000 AcadianaMLS
• 2024-09-28 Listed $295,000 GBRMLS
• 2024-09-28 Listed $295,000 AcadianaMLS