254 Waverly Rd · Thibodaux, LA 70301

$145,000

3 bd · 1.0 ba · 1,800 sqft · Other public records · 270 Days on market

Built 1960 0.40 ac lot $81/sqft · 36% below area Est $285k · 49% under ↓ 19% since listing

---

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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.2/10.0
• 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

Spacious home with great potential! This property offers 2,270 sq ft of living area on an almost half-acre lot, providing plenty of room inside and out. Located in a quiet neighborhood, it's an ideal setting for anyone seeking space and privacy. The home has a great layout and lots of space, but needs some TLC. With its solid square footage, desirable lot size, and great neighborhood location, it has the capacity to be truly special. Whether you're an investor looking for a value-add opportunity or a homeowner ready to create your dream home, this property offers tremendous opportunity. Just minutes from local amenities, it also offer great convenience. Don't miss your chance to bring new life to this spacious home and unlock its full potential.

Key facts

• 0.4 acre lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 33% 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $34k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 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. 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 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: 1.12% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (median comp): $285,453
• List price: $145,000
• Delta: -49.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,991
• Equity at exit: $21,620

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $21,198
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$149 /mo · $1,786/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $309

Break-even live

Break-even rent $1,227

Max offer price $145,000

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $145,000 Active 270 DOM
2. 2026-06-18
   days on market $145,000 Active 269 DOM
3. 2026-06-17
   days on market $145,000 Active 268 DOM
4. 2026-06-16
   days on market $145,000 Active 267 DOM
5. 2026-06-15
   days on market $145,000 Active 266 DOM
6. 2026-06-14
   days on market $145,000 Active 264 DOM
7. 2026-06-13
   days on market $145,000 Active 263 DOM
8. 2026-06-10
   days on market $145,000 Active 261 DOM
9. 2026-06-09
   days on market $145,000 Active 260 DOM
10. 2026-06-08
    days on market $145,000 Active 259 DOM
11. 2026-06-07
    days on market $145,000 Active 258 DOM
12. 2026-06-05
    days on market $145,000 Active 255 DOM
13. 2026-06-03
    days on market $145,000 Active 254 DOM
14. 2026-06-02
    days on market $145,000 Active 253 DOM
15. 2026-06-01
    days on market $145,000 Active 252 DOM
16. 2026-05-31
    days on market $145,000 Active 251 DOM
17. 2026-05-30
    days on market $145,000 Active 250 DOM
18. 2026-05-19
    price $145,000 755-char remark

    Show marketing remark (773 chars)

    Spacious home with great potential! This property offers 2,270 sq ft of living area on an almost half-acre lot, providing plenty of room inside and out. Located in a quiet neighborhood, it’s an ideal setting for anyone seeking space and privacy. The home has a great layout and lots of space, but needs some TLC. With its solid square footage, desirable lot size, and great neighborhood location, it has the capacity to be truly special. Whether you’re an investor looking for a value-add opportunity or a homeowner ready to create your dream home, this property offers tremendous opportunity. Just minutes from local amenities, it also offer great convenience. Don’t miss your chance to bring new life to this spacious home and unlock its full potential.

19. 2026-05-19
    price $145,000 773-char remark

    Show marketing remark (773 chars)

    Spacious home with great potential! This property offers 2,270 sq ft of living area on an almost half-acre lot, providing plenty of room inside and out. Located in a quiet neighborhood, it’s an ideal setting for anyone seeking space and privacy. The home has a great layout and lots of space, but needs some TLC. With its solid square footage, desirable lot size, and great neighborhood location, it has the capacity to be truly special. Whether you’re an investor looking for a value-add opportunity or a homeowner ready to create your dream home, this property offers tremendous opportunity. Just minutes from local amenities, it also offer great convenience. Don’t miss your chance to bring new life to this spacious home and unlock its full potential.

20. 2026-03-09
    status Active 755-char remark

    Show marketing remark (773 chars)

    Spacious home with great potential! This property offers 2,270 sq ft of living area on an almost half-acre lot, providing plenty of room inside and out. Located in a quiet neighborhood, it’s an ideal setting for anyone seeking space and privacy. The home has a great layout and lots of space, but needs some TLC. With its solid square footage, desirable lot size, and great neighborhood location, it has the capacity to be truly special. Whether you’re an investor looking for a value-add opportunity or a homeowner ready to create your dream home, this property offers tremendous opportunity. Just minutes from local amenities, it also offer great convenience. Don’t miss your chance to bring new life to this spacious home and unlock its full potential.

21. 2026-03-09
    status Active 773-char remark

    Show marketing remark (773 chars)

    Spacious home with great potential! This property offers 2,270 sq ft of living area on an almost half-acre lot, providing plenty of room inside and out. Located in a quiet neighborhood, it’s an ideal setting for anyone seeking space and privacy. The home has a great layout and lots of space, but needs some TLC. With its solid square footage, desirable lot size, and great neighborhood location, it has the capacity to be truly special. Whether you’re an investor looking for a value-add opportunity or a homeowner ready to create your dream home, this property offers tremendous opportunity. Just minutes from local amenities, it also offer great convenience. Don’t miss your chance to bring new life to this spacious home and unlock its full potential.

22. 2026-02-20
    status Pending 755-char remark

    Show marketing remark (773 chars)

    Spacious home with great potential! This property offers 2,270 sq ft of living area on an almost half-acre lot, providing plenty of room inside and out. Located in a quiet neighborhood, it’s an ideal setting for anyone seeking space and privacy. The home has a great layout and lots of space, but needs some TLC. With its solid square footage, desirable lot size, and great neighborhood location, it has the capacity to be truly special. Whether you’re an investor looking for a value-add opportunity or a homeowner ready to create your dream home, this property offers tremendous opportunity. Just minutes from local amenities, it also offer great convenience. Don’t miss your chance to bring new life to this spacious home and unlock its full potential.

23. 2026-02-20
    status Pending 773-char remark

    Show marketing remark (773 chars)

    Spacious home with great potential! This property offers 2,270 sq ft of living area on an almost half-acre lot, providing plenty of room inside and out. Located in a quiet neighborhood, it’s an ideal setting for anyone seeking space and privacy. The home has a great layout and lots of space, but needs some TLC. With its solid square footage, desirable lot size, and great neighborhood location, it has the capacity to be truly special. Whether you’re an investor looking for a value-add opportunity or a homeowner ready to create your dream home, this property offers tremendous opportunity. Just minutes from local amenities, it also offer great convenience. Don’t miss your chance to bring new life to this spacious home and unlock its full potential.

24. 2025-10-30
    price $165,000 755-char remark

    Show marketing remark (773 chars)

    Spacious home with great potential! This property offers 2,270 sq ft of living area on an almost half-acre lot, providing plenty of room inside and out. Located in a quiet neighborhood, it’s an ideal setting for anyone seeking space and privacy. The home has a great layout and lots of space, but needs some TLC. With its solid square footage, desirable lot size, and great neighborhood location, it has the capacity to be truly special. Whether you’re an investor looking for a value-add opportunity or a homeowner ready to create your dream home, this property offers tremendous opportunity. Just minutes from local amenities, it also offer great convenience. Don’t miss your chance to bring new life to this spacious home and unlock its full potential.

25. 2025-10-30
    price $165,000 773-char remark

    Show marketing remark (773 chars)

    Spacious home with great potential! This property offers 2,270 sq ft of living area on an almost half-acre lot, providing plenty of room inside and out. Located in a quiet neighborhood, it’s an ideal setting for anyone seeking space and privacy. The home has a great layout and lots of space, but needs some TLC. With its solid square footage, desirable lot size, and great neighborhood location, it has the capacity to be truly special. Whether you’re an investor looking for a value-add opportunity or a homeowner ready to create your dream home, this property offers tremendous opportunity. Just minutes from local amenities, it also offer great convenience. Don’t miss your chance to bring new life to this spacious home and unlock its full potential.

26. 2025-09-05
    listed $179,000 Active 773-char remark

    Show marketing remark (755 chars)

    Spacious home with great potential! This property offers 2,270 sq ft of living area on an almost half-acre lot, providing plenty of room inside and out. Located in a quiet neighborhood, it's an ideal setting for anyone seeking space and privacy. The home has a great layout and lots of space, but needs some TLC. With its solid square footage, desirable lot size, and great neighborhood location, it has the capacity to be truly special. Whether you're an investor looking for a value-add opportunity or a homeowner ready to create your dream home, this property offers tremendous opportunity. Just minutes from local amenities, it also offer great convenience. Don't miss your chance to bring new life to this spacious home and unlock its full potential.

27. 2025-09-05
    listed $179,000 Active 755-char remark

    Show marketing remark (755 chars)

    Spacious home with great potential! This property offers 2,270 sq ft of living area on an almost half-acre lot, providing plenty of room inside and out. Located in a quiet neighborhood, it's an ideal setting for anyone seeking space and privacy. The home has a great layout and lots of space, but needs some TLC. With its solid square footage, desirable lot size, and great neighborhood location, it has the capacity to be truly special. Whether you're an investor looking for a value-add opportunity or a homeowner ready to create your dream home, this property offers tremendous opportunity. Just minutes from local amenities, it also offer great convenience. Don't miss your chance to bring new life to this spacious home and unlock its full potential.

ⓘ 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: $1,786 · $149/mo
• Projected year-2 tax: $1,786 · $149/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 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 · 22 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: $19,419
• − Mortgage interest: −$8,122
• − Property taxes: −$1,786
• − Insurance: −$725
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$4,218
• Taxable income: $1,460
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $3,354/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

-19.0% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $145,000 AcadianaMLS
• 2026-05-19 Price Changed $145,000 GBRMLS
• 2026-03-09 Relisted — AcadianaMLS
• 2026-03-09 Relisted — GBRMLS
• 2026-02-20 Pending — AcadianaMLS
• 2026-02-20 Pending — GBRMLS
• 2025-10-30 Price Changed $165,000 AcadianaMLS
• 2025-10-30 Price Changed $165,000 GBRMLS
• 2025-09-05 Listed $179,000 GBRMLS
• 2025-09-05 Listed $179,000 AcadianaMLS

Property tax history

-0.4%/yr

Latest (2024): $1,786 · +3.1% YoY. Source: county tax records.