103 Pecan St · Thibodaux, LA 70301

$194,500

3 bd · 3.0 ba · 1,900 sqft · SingleFamily public records · 258 Days on market

Built 1960 6,098 sqft lot $102/sqft · at area comps Est $180k · 8% over ↓ 2% since listing

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Why this score? — see what drove the D+ 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 +18.3/30.0
• DSCR +5.8/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• ARV discount +3.9/15.0
• 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

Unique cottage style property well maintained for family or investors located in the heart of Thibodaux walking & biking distance to Nicholls and downtown shopping and dining. All bedrooms, two baths on second level. One bedroom can be sectioned off with stairs to first floor that contains living area and 2nd kitchen for mother in law or guests. Bonus room plus 3rd bath on first floor used for office or game room. Garage is climate controlled for storage or man cave use. All measurements to be verified by buyer.

Key facts

• Second kitchen
• Living area
• Second level

Tags

• COTTAGE STYLE PROPERTY
• WALKING DISTANCE TO NICHOLLS
• BIKING DISTANCE TO DOWNTOWN
• SECOND LEVEL
• LIVING AREA
• SECOND KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/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 $174k (10.5% below list).
• Recommended offer: $171k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Zoned schools: Bayou Community Academy Charter School (math 63% / reading 79%, grade A-, #23 of 646 statewide, top 4%, 515 students, 30% FRL, charter); East Thibodaux Middle School (math 15% / reading 43%, grade F, #117 of 218 statewide, top 54%, 238 students, 77% FRL); Thibodaux High School (math 26% / reading 45%, grade F, #104 of 265 statewide, top 39%, 1,454 students, 60% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 515 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $171,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (median comp): $180,269
• List price: $194,500
• Delta: 7.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1406 Canal Blvd	0.28mi	3/2.0	1,836 (-3%)	1mo	$175,000	$95	76
1209 Tetreau St	0.40mi	3/2.0	1,749 (-8%)	2mo	$149,900	$86	63
610 Green St	0.59mi	3/2.0	1,850 (-3%)	4mo	$115,000	$62	61
144 Pecan St	0.13mi	4/2.0 (+1)	1,681 (-12%)	6mo	$190,000	$113	60
1222 Canal Blvd	0.16mi	3/1.5	1,642 (-14%)	12mo	$200,000	$122	54
574 Goode St	0.59mi	3/1.0	1,776 (-6%)	1mo	$127,000	$72	53
910 Harrison St	0.42mi	4/2.0 (+1)	1,700 (-10%)	2mo	$145,000	$85	52
1044 Jackson St	0.24mi	2/2.0 (-1)	1,708 (-10%)	16mo	$225,000	$132	50
319 Saint Mary St	0.69mi	3/2.0	1,749 (-8%)	12mo	$198,000	$113	40
1738 Himalaya Ave	0.52mi	4/2.0 (+1)	1,676 (-12%)	11mo	$240,000	$143	38
529 Goode St	0.72mi	2/2.0 (-1)	2,023 (+6%)	22mo	$303,900	$150	28
505 Oak St	0.73mi	4/2.0 (+1)	1,677 (-12%)	21mo	$208,000	$124	20

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-20,361
• Equity at exit: $29,001

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-4,035
• Equity at exit: $16,817

Cash invested: $54,460 (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: 515
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,740 medium
• Mortgage (P&I): −$1,020
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $179

Break-even live

Break-even rent $1,514

Max offer price $194,500

Occupancy floor 85%

Sensitivity live

Price	-10% $289	-5% $234	+0% $179	+5% $124	+10% $69
Rent	-10% $41	-5% $110	+0% $179	+5% $248	+10% $316
Rate	-1.0pp $277	-0.5pp $228	base $179	+0.5pp $129	+1.0pp $77

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	45d	1	0.45mi
624 Percy Brown Rd Thibodaux, LA	1.0–3.0	1.0–2.0	1085	$3,065	$2.82	45d	29	1.40mi
208 Diplomat Way Thibodaux, LA	3.0	2.0	1892	$2,000	$1.06	45d	1	1.42mi

Listing history 24 events

1. 2026-06-22
   days on market $194,500 Active 258 DOM
2. 2026-06-19
   days on market $194,500 Active 256 DOM
3. 2026-06-18
   days on market $194,500 Active 255 DOM
4. 2026-06-17
   days on market $194,500 Active 254 DOM
5. 2026-06-16
   days on market $194,500 Active 253 DOM
6. 2026-06-15
   days on market $194,500 Active 252 DOM
7. 2026-06-14
   days on market $194,500 Active 250 DOM
8. 2026-06-13
   days on market $194,500 Active 249 DOM
9. 2026-06-10
   days on market $194,500 Active 247 DOM
10. 2026-06-09
    days on market $194,500 Active 246 DOM
11. 2026-06-08
    days on market $194,500 Active 245 DOM
12. 2026-06-07
    days on market $194,500 Active 244 DOM
13. 2026-06-05
    days on market $194,500 Active 241 DOM
14. 2026-06-03
    days on market $194,500 Active 240 DOM
15. 2026-06-02
    days on market $194,500 Active 239 DOM
16. 2026-06-01
    days on market $194,500 Active 238 DOM
17. 2026-05-31
    days on market $194,500 Active 237 DOM
18. 2026-05-30
    days on market $194,500 Active 236 DOM
19. 2026-03-23
    price $194,500 521-char remark

    Show marketing remark (524 chars)

    Unique cottage style property well maintained for family or investors located in the heart of Thibodaux walking & biking distance to Nicholls and downtown shopping and dining. All bedrooms, two baths on second level. One bedroom can be sectioned off with stairs to first floor that contains living area and 2nd kitchen for mother in law or guests. Bonus room plus 3rd bath on first floor used for office or game room. Garage is climate controlled for storage or man cave use. All measurements to be verified by buyer.

20. 2026-03-23
    price $194,500 524-char remark

    Show marketing remark (524 chars)

    Unique cottage style property well maintained for family or investors located in the heart of Thibodaux walking & biking distance to Nicholls and downtown shopping and dining. All bedrooms, two baths on second level. One bedroom can be sectioned off with stairs to first floor that contains living area and 2nd kitchen for mother in law or guests. Bonus room plus 3rd bath on first floor used for office or game room. Garage is climate controlled for storage or man cave use. All measurements to be verified by buyer.

21. 2025-11-29
    price $197,000 521-char remark

    Show marketing remark (521 chars)

    Unique cottage style property well maintained for family or investors located in the heart of Thibodaux walking & biking distance to Nicholls and downtown shopping and dining. All bedrooms, two baths on second level. One bedroom can be sectioned off with stairs to first floor that contains living area and 2nd kitchen for mother in law or guests. Bonus room plus 3rd bath on first floor used for office or game room. Garage is climate controlled for storage or man cave use. All measurements to be verified by buyer.

22. 2025-11-05
    price $197,000 524-char remark

    Show marketing remark (524 chars)

    Unique cottage style property well maintained for family or investors located in the heart of Thibodaux walking & biking distance to Nicholls and downtown shopping and dining. All bedrooms, two baths on second level. One bedroom can be sectioned off with stairs to first floor that contains living area and 2nd kitchen for mother in law or guests. Bonus room plus 3rd bath on first floor used for office or game room. Garage is climate controlled for storage or man cave use. All measurements to be verified by buyer.

23. 2025-10-06
    listed $198,900 Active 524-char remark

    Show marketing remark (521 chars)

    Unique cottage style property well maintained for family or investors located in the heart of Thibodaux walking & biking distance to Nicholls and downtown shopping and dining. All bedrooms, two baths on second level. One bedroom can be sectioned off with stairs to first floor that contains living area and 2nd kitchen for mother in law or guests. Bonus room plus 3rd bath on first floor used for office or game room. Garage is climate controlled for storage or man cave use. All measurements to be verified by buyer.

24. 2025-10-06
    listed $198,900 Active 521-char remark

    Show marketing remark (521 chars)

    Unique cottage style property well maintained for family or investors located in the heart of Thibodaux walking & biking distance to Nicholls and downtown shopping and dining. All bedrooms, two baths on second level. One bedroom can be sectioned off with stairs to first floor that contains living area and 2nd kitchen for mother in law or guests. Bonus room plus 3rd bath on first floor used for office or game room. Garage is climate controlled for storage or man cave use. All measurements to be verified by buyer.

ⓘ 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: $1,140 · $95/mo
• Projected year-2 tax: $1,140 · $95/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 · 22% 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: $20,885
• − Mortgage interest: −$10,895
• − Property taxes: −$1,140
• − Insurance: −$972
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$5,658
• Taxable loss: −$1,122
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $2,416/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

-2.2% since first listed

6 events — show timeline

• 2026-03-23 Price Changed $194,500 AcadianaMLS
• 2026-03-23 Price Changed $194,500 GBRMLS
• 2025-11-29 Price Changed $197,000 AcadianaMLS
• 2025-11-05 Price Changed $197,000 GBRMLS
• 2025-10-06 Listed $198,900 GBRMLS
• 2025-10-06 Listed $198,900 AcadianaMLS

Property tax history

+13.9%/yr

Latest (2024): $1,140 · +2.7% YoY. Source: county tax records.