507 Talbot Ave · Thibodaux, LA 70301

$205,000

3 bd · 2.0 ba · 1,662 sqft · SingleFamily public records · 35 Days on market

Built 1958 8,999 sqft lot $123/sqft · 21% below area Est $280k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to this beautifully refreshed property full of warmth, character, and inviting spaces both inside and out. The standout feature of the home is the incredible oversized den showcasing stunning floor-to-ceiling brick accents, custom built-ins, and a gorgeous brick fireplace that instantly creates a cozy yet timeless focal point. The kitchen offers a clean, updated feel with soft designer tones, abundant cabinetry, warm butcher block-style countertops, stainless appliances, and a layout that flows effortlessly for everyday living and entertaining alike. Step outside and enjoy one of the home's most coveted features -- the spacious covered patio area, perfect for relaxing evenings, weekend gatherings, or simply enjoying your own private outdoor retreat. With its blend of character, updated finishes, generous living spaces, and inviting atmosphere, this home is the perfect combination of comfort and style.

Key facts

• Oversized den
• Brick fireplace
• Custom built-ins

Tags

• OVERSIZED DEN
• FLOOR-TO-CEILING BRICK ACCENTS
• CUSTOM BUILT-INS
• BRICK FIREPLACE
• SPACIOUS COVERED PATIO

Property features AI

Finance

• Other: Located in Ridgefield subdivision

Exterior

• Parking: Carport (2 spaces); 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property; Level topography
• Construction: Vinyl siding and stucco exterior; Shingle roof; Slab foundation; Property updated/remodeled
• Exterior features: Covered patio/porch; Chain link fencing

Interior

• Kitchen: Gas cooktop; Oven; Microwave; Dishwasher; Refrigerator; Warming drawer
• Flooring: Tile; Wood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Wood-burning fireplace (1); Updated/remodeled interior
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $56 ($670/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 $164k (19.9% below list).
• Recommended offer: $164k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 3 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).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $164,288 (19.9% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (median comp): $279,705
• List price: $205,000
• Delta: -26.71%
• 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
313 Sucrose Dr	0.22mi	3/2.0	1,825 (+10%)	4mo	$265,940	$146	70
297 Sucrose Dr	0.24mi	3/2.0	1,825 (+10%)	2mo	$268,850	$147	70
294 Sucrose Dr	0.23mi	3/2.0	1,825 (+10%)	4mo	$269,313	$148	70
263 Core Dr	0.30mi	4/2.0 (+1)	1,532 (-8%)	1mo	$247,007	$161	68
345 Stack Dr	0.29mi	3/2.0	1,825 (+10%)	5mo	$275,740	$151	66
1722 Oakley St	0.19mi	3/1.0	1,495 (-10%)	6mo	$188,000	$126	65
266 Core Dr	0.31mi	3/2.0	1,422 (-14%)	0mo	$234,533	$165	61
303 Sucrose Dr	0.23mi	3/2.0	1,887 (+14%)	7mo	$273,325	$145	61
1406 Canal Blvd	0.45mi	3/2.0	1,836 (+10%)	1mo	$175,000	$95	61
284 Sucrose Dr	0.16mi	4/2.0 (+1)	1,865 (+12%)	8mo	$270,795	$145	61
293 Sucrose Dr	0.25mi	3/2.0	1,887 (+14%)	8mo	$272,240	$144	59
144 Pecan St	0.65mi	4/2.0 (+1)	1,681 (+1%)	6mo	$190,000	$113	58

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-29,913
• Equity at exit: $30,566

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-22,483
• Equity at exit: $17,725

Cash invested: $57,400 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $56

Break-even live

Break-even rent $1,572

Max offer price $205,000

Occupancy floor 92%

Sensitivity live

Price	-10% $172	-5% $114	+0% $56	+5% $-2	+10% $-60
Rent	-10% $-74	-5% $-9	+0% $56	+5% $121	+10% $186
Rate	-1.0pp $159	-0.5pp $108	base $56	+0.5pp $3	+1.0pp $-51

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Beham Ct Thibodaux, LA	3.0	2.0	1100	$1,350	$1.23	44d	1	0.89mi
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	44d	1	0.95mi
208 Diplomat Way Thibodaux, LA	3.0	2.0	1892	$2,000	$1.06	44d	1	0.96mi

Listing history 21 events

1. 2026-06-19
   days on market $205,000 Active 35 DOM
2. 2026-06-18
   days on market $205,000 Active 34 DOM
3. 2026-06-17
   days on market $205,000 Active 33 DOM
4. 2026-06-16
   days on market $205,000 Active 32 DOM
5. 2026-06-15
   days on market $205,000 Active 31 DOM
6. 2026-06-14
   days on market $205,000 Active 29 DOM
7. 2026-06-13
   days on market $205,000 Active 28 DOM
8. 2026-06-10
   days on market $205,000 Active 26 DOM
9. 2026-06-09
   days on market $205,000 Active 25 DOM
10. 2026-06-08
    days on market $205,000 Active 24 DOM
11. 2026-06-07
    days on market $205,000 Active 23 DOM
12. 2026-06-05
    days on market $205,000 Active 20 DOM
13. 2026-06-03
    days on market $205,000 Active 19 DOM
14. 2026-06-02
    days on market $205,000 Active 18 DOM
15. 2026-06-01
    days on market $205,000 Active 17 DOM
16. 2026-05-31
    days on market $205,000 Active 16 DOM
17. 2026-05-30
    days on market $205,000 Active 15 DOM
18. 2026-05-15
    listed $205,000 Active 938-char remark

    Show marketing remark (927 chars)

    Welcome Home to this beautifully refreshed property full of warmth, character, and inviting spaces both inside and out. The standout feature of the home is the incredible oversized den showcasing stunning floor-to-ceiling brick accents, custom built-ins, and a gorgeous brick fireplace that instantly creates a cozy yet timeless focal point. The kitchen offers a clean, updated feel with soft designer tones, abundant cabinetry, warm butcher block-style countertops, stainless appliances, and a layout that flows effortlessly for everyday living and entertaining alike. Step outside and enjoy one of the home's most coveted features -- the spacious covered patio area, perfect for relaxing evenings, weekend gatherings, or simply enjoying your own private outdoor retreat. With its blend of character, updated finishes, generous living spaces, and inviting atmosphere, this home is the perfect combination of comfort and style.

19. 2026-05-15
    listed $205,000 Active 927-char remark

    Show marketing remark (927 chars)

    Welcome Home to this beautifully refreshed property full of warmth, character, and inviting spaces both inside and out. The standout feature of the home is the incredible oversized den showcasing stunning floor-to-ceiling brick accents, custom built-ins, and a gorgeous brick fireplace that instantly creates a cozy yet timeless focal point. The kitchen offers a clean, updated feel with soft designer tones, abundant cabinetry, warm butcher block-style countertops, stainless appliances, and a layout that flows effortlessly for everyday living and entertaining alike. Step outside and enjoy one of the home's most coveted features -- the spacious covered patio area, perfect for relaxing evenings, weekend gatherings, or simply enjoying your own private outdoor retreat. With its blend of character, updated finishes, generous living spaces, and inviting atmosphere, this home is the perfect combination of comfort and style.

20. 2024-05-22
    soldstatus

    Show marketing remark (438 chars)

    This charming rental house is located at 507 Talbot Ave in Thibodaux, LA 70301. The spacious 3-bedroom, 2-bathroom home features a modern kitchen with updated appliances, a cozy living room, and a fenced backyard perfect for outdoor entertaining. With a monthly rent of $1500, this property offers a convenient location near schools, shopping, and dining options. Don't miss out on the opportunity to make this lovely house your new home!

21. 2024-05-15
    listed $1,500

    Show marketing remark (438 chars)

    This charming rental house is located at 507 Talbot Ave in Thibodaux, LA 70301. The spacious 3-bedroom, 2-bathroom home features a modern kitchen with updated appliances, a cozy living room, and a fenced backyard perfect for outdoor entertaining. With a monthly rent of $1500, this property offers a convenient location near schools, shopping, and dining options. Don't miss out on the opportunity to make this lovely house your new home!

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$148/yr (+$12/mo · 15.1%)

ⓘ 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 · 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: $19,715
• − Mortgage interest: −$11,483
• − Property taxes: −$979
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$5,964
• Taxable loss: −$2,891
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $1,363/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

+13566.7% since first listed

4 events — show timeline

• 2026-05-15 Listed $205,000 AcadianaMLS
• 2026-05-15 Listed $205,000 GBRMLS
• 2024-05-22 Sold (MLS) — GBRMLS
• 2024-05-15 Listed $1,500 GBRMLS

Property tax history

+44.3%/yr

Latest (2024): $979 · +2.1% YoY. Source: county tax records.