201 Bentley Dr · Thibodaux, LA 70301

$115,000

4 bd · 2.0 ba · 1,280 sqft · Manufactured · 73 Days on market

Built 2014 0.30 ac lot Est $138k · 17% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

4 bedrooms, 2 bathrooms, and 1,280 sq ft of space. Sitting on a .30-acre lot, this home offers a functional layout inside and out. Perfect for a first-time buyer, downsizing, or an investment opportunity. Let's get you in to see it!

Key facts

• 0.3 acre lot
• Built 2014
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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: major flood risk; 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.51% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.87%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $138,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Bentley Dr	0.02mi	3/2.0 (-1)	1,216 (-5%)	14mo	$114,900	$94	75
145 Bently Dr	0.13mi	3/2.0 (-1)	1,200 (-6%)	14mo	$130,000	$108	67

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: 16.9%
• Equity multiple: 1.68×
• Total profit: $21,967
• Equity at exit: $17,147

10-year hold

• IRR: 25.4%
• Equity multiple: 3.20×
• Total profit: $70,887
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $640

Break-even live

Break-even rent $928

Max offer price $115,000

Occupancy floor 58%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $115,000 Active 73 DOM
2. 2026-06-18
   days on market $115,000 Active 72 DOM
3. 2026-06-17
   days on market $115,000 Active 71 DOM
4. 2026-06-16
   days on market $115,000 Active 70 DOM
5. 2026-06-15
   days on market $115,000 Active 69 DOM
6. 2026-06-14
   days on market $115,000 Active 67 DOM
7. 2026-06-13
   days on market $115,000 Active 66 DOM
8. 2026-06-10
   days on market $115,000 Active 64 DOM
9. 2026-06-09
   days on market $115,000 Active 63 DOM
10. 2026-06-08
    days on market $115,000 Active 62 DOM
11. 2026-06-07
    days on market $115,000 Active 61 DOM
12. 2026-06-05
    days on market $115,000 Active 58 DOM
13. 2026-06-03
    days on market $115,000 Active 57 DOM
14. 2026-06-02
    days on market $115,000 Active 56 DOM
15. 2026-06-01
    days on market $115,000 Active 55 DOM
16. 2026-05-31
    days on market $115,000 Active 54 DOM
17. 2026-05-30
    days on market $115,000 Active 53 DOM
18. 2026-04-23
    price $115,000 232-char remark

    Show marketing remark (239 chars)

    4 bedrooms, 2 bathrooms, and 1,280 sq ft of space. Sitting on a . 30-acre lot, this home offers a functional layout inside and out. Perfect for a first-time buyer, downsizing, or an investment opportunity. Let’s get you in to see it!

19. 2026-04-23
    price $115,000 239-char remark

    Show marketing remark (239 chars)

    4 bedrooms, 2 bathrooms, and 1,280 sq ft of space. Sitting on a . 30-acre lot, this home offers a functional layout inside and out. Perfect for a first-time buyer, downsizing, or an investment opportunity. Let’s get you in to see it!

20. 2026-04-07
    listed $120,000 Active 239-char remark

    Show marketing remark (232 chars)

    4 bedrooms, 2 bathrooms, and 1,280 sq ft of space. Sitting on a .30-acre lot, this home offers a functional layout inside and out. Perfect for a first-time buyer, downsizing, or an investment opportunity. Let's get you in to see it!

21. 2026-04-07
    listed $120,000 Active 232-char remark

    Show marketing remark (232 chars)

    4 bedrooms, 2 bathrooms, and 1,280 sq ft of space. Sitting on a .30-acre lot, this home offers a functional layout inside and out. Perfect for a first-time buyer, downsizing, or an investment opportunity. Let's get you in to see it!

22. 2018-06-20
    listed $89,900
23. 2018-06-20
    listed $89,900

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $982 · $82/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 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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: $20,859
• − Mortgage interest: −$6,442
• − Property taxes: −$982
• − Insurance: −$575
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$3,345
• Taxable income: $6,178
• Est. tax owed @ 24.0%: −$1,483
• After-tax cash flow: $6,202/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

• 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

+27.9% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $115,000 AcadianaMLS
• 2026-04-23 Price Changed $115,000 GBRMLS
• 2026-04-07 Listed $120,000 GBRMLS
• 2026-04-07 Listed $120,000 AcadianaMLS
• 2018-06-20 Listed $89,900 AcadianaMLS
• 2018-06-20 Listed $89,900 GBRMLS

Property tax history

+15.4%/yr

Latest (2024): $982 · -0.3% YoY. Source: county tax records.