522 St Charles St · Thibodaux, LA 70301

$185,000

4 bd · 2.0 ba · 1,900 sqft · SingleFamily public records · 49 Days on market

Built 1950 8,712 sqft lot $97/sqft · 29% below area Est $271k · 32% under ↓ 11% since listing

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.7/10.0
• 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

This spacious 4-bedroom, 2-bathroom home offers 1,988 sq ft of living space and is full of recent updates. Located in a well-established neighborhood, it's within walking distance to Thibodaux parades and just minutes from schools, shopping, restaurants, the hospital, doctors, and downtown. Inside, you'll find a comfortable layout with plenty of room to spread out. The home has been nicely updated, making it move-in ready. All kitchen appliances remain with the home. The large fenced backyard is perfect for relaxing, entertaining, or letting pets play. If you're looking for space, updates, and a super convenient location--this one's a must-see! Schedule your private showing today!

Key facts

• Move-in ready
• 8,712 sq ft lot
• Built 1950

Tags

• LARGE FENCED BACKYARD
• KITCHEN APPLIANCES REMAIN
• MOVE-IN READY
• WELL-ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Construction: Other construction materials
• Exterior features: Front porch; Wood and other fencing; Metal roof; Shed(s) on the property

Interior

• Kitchen: Range; Oven; Dishwasher
• Flooring: Tile; Wood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Range, Oven, Dishwasher; Tile, Wood, and Vinyl flooring; Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 2 comparable units currently listed for rent nearby; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 49 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 9 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.07% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (median comp): $271,349
• List price: $185,000
• Delta: -31.82%
• 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
610 Green St	0.21mi	3/2.0 (-1)	1,850 (-3%)	4mo	$115,000	$62	77
574 Goode St	0.18mi	3/1.0 (-1)	1,776 (-6%)	1mo	$127,000	$72	71
910 Harrison St	0.49mi	4/2.0	1,700 (-10%)	2mo	$145,000	$85	58
1209 Tetreau St	0.59mi	3/2.0 (-1)	1,749 (-8%)	2mo	$149,900	$86	53
101 Rienzi Commons Dr	0.40mi	3/2.0 (-1)	1,630 (-14%)	1mo	$444,829	$273	51
319 Saint Mary St	0.51mi	3/2.0 (-1)	1,749 (-8%)	12mo	$198,000	$113	48
212 N 4th St	0.61mi	4/3.0	1,771 (-7%)	13mo	$249,000	$141	45
210 Davis Dr	0.67mi	4/2.5	2,115 (+11%)	6mo	$389,900	$184	43
111 Victory St	0.74mi	4/2.5	1,794 (-6%)	14mo	$205,000	$114	42
144 Pecan St	0.72mi	4/2.0	1,681 (-12%)	6mo	$190,000	$113	42
204 Cherokee Ave	0.59mi	3/2.0 (-1)	2,147 (+13%)	10mo	$385,000	$179	38
105 Rienzi Commons Dr	0.70mi	3/2.0 (-1)	1,630 (-14%)	10mo	$424,900	$261	31

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,634
• Equity at exit: $27,584

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $34,320
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,981 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$69 /mo · $822/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $449

Break-even live

Break-even rent $1,412

Max offer price $185,000

Occupancy floor 72%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	43d	1	0.69mi
624 Percy Brown Rd Thibodaux, LA	1.0–3.0	1.0–2.0	1085	$3,065	$2.82	43d	29	1.48mi

Listing history 39 events

1. 2026-06-19
   days on market $185,000 Active 49 DOM
2. 2026-06-18
   days on market $185,000 Active 48 DOM
3. 2026-06-17
   days on market $185,000 Active 47 DOM
4. 2026-06-16
   days on market $185,000 Active 46 DOM
5. 2026-06-15
   days on market $185,000 Active 45 DOM
6. 2026-06-14
   days on market $185,000 Active 43 DOM
7. 2026-06-13
   days on market $185,000 Active 42 DOM
8. 2026-06-10
   days on market $185,000 Active 40 DOM
9. 2026-06-09
   days on market $185,000 Active 39 DOM
10. 2026-06-08
    days on market $185,000 Active 38 DOM
11. 2026-06-07
    days on market $185,000 Active 37 DOM
12. 2026-06-05
    days on market $185,000 Active 34 DOM
13. 2026-06-03
    days on market $185,000 Active 33 DOM
14. 2026-06-02
    days on market $185,000 Active 32 DOM
15. 2026-06-01
    days on market $185,000 Active 31 DOM
16. 2026-05-31
    days on market $185,000 Active 30 DOM
17. 2026-05-30
    days on market $185,000 Active 29 DOM
18. 2026-05-01
    listed $185,000 Active 689-char remark

    Show marketing remark (689 chars)

    This spacious 4-bedroom, 2-bathroom home offers 1,988 sq ft of living space and is full of recent updates. Located in a well-established neighborhood, it's within walking distance to Thibodaux parades and just minutes from schools, shopping, restaurants, the hospital, doctors, and downtown. Inside, you'll find a comfortable layout with plenty of room to spread out. The home has been nicely updated, making it move-in ready. All kitchen appliances remain with the home. The large fenced backyard is perfect for relaxing, entertaining, or letting pets play. If you're looking for space, updates, and a super convenient location--this one's a must-see! Schedule your private showing today!

19. 2026-05-01
    listed $185,000 Active

    Show marketing remark (689 chars)

    This spacious 4-bedroom, 2-bathroom home offers 1,988 sq ft of living space and is full of recent updates. Located in a well-established neighborhood, it's within walking distance to Thibodaux parades and just minutes from schools, shopping, restaurants, the hospital, doctors, and downtown. Inside, you'll find a comfortable layout with plenty of room to spread out. The home has been nicely updated, making it move-in ready. All kitchen appliances remain with the home. The large fenced backyard is perfect for relaxing, entertaining, or letting pets play. If you're looking for space, updates, and a super convenient location--this one's a must-see! Schedule your private showing today!

20. 2026-04-21
    price $195,000
21. 2026-04-09
    listed $205,000 Active
22. 2026-03-21
    price $189,900
23. 2026-03-21
    price $189,900
24. 2026-03-10
    price $199,900
25. 2026-03-10
    price $199,900
26. 2026-03-03
    price $209,000
27. 2026-03-03
    price $209,000
28. 2026-02-21
    listed $219,000 Active
29. 2026-02-09
    historical $2,000
30. 2026-02-04
    price $2,000
31. 2026-01-15
    listed $2,400
32. 2025-10-20
    price $190,000
33. 2025-10-20
    price $190,000
34. 2025-10-01
    price $204,000
35. 2025-10-01
    price $204,000
36. 2025-09-08
    listed $209,000 Active
37. 2025-09-08
    listed $209,000 Active
38. 2025-05-14
    listed $209,000 Active
39. 2025-05-14
    listed $209,000 Active

ⓘ 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: $822 · $69/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$195/yr (+$16/mo · 23.7%)

ⓘ 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 · 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: $23,772
• − Mortgage interest: −$10,363
• − Property taxes: −$822
• − Insurance: −$925
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$5,382
• Taxable income: $2,477
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $4,797/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

-11.5% since first listed

22 events — show timeline

• 2026-05-01 Listed $185,000 GBRMLS
• 2026-05-01 Listed $185,000 AcadianaMLS
• 2026-04-21 Price Changed $195,000 AcadianaMLS
• 2026-04-09 Listed $205,000 AcadianaMLS
• 2026-03-21 Price Changed $189,900 AcadianaMLS
• 2026-03-21 Price Changed $189,900 GSREIN
• 2026-03-10 Price Changed $199,900 AcadianaMLS
• 2026-03-10 Price Changed $199,900 GSREIN
• 2026-03-03 Price Changed $209,000 AcadianaMLS
• 2026-03-03 Price Changed $209,000 GSREIN
• 2026-02-21 Listed $219,000 AcadianaMLS
• 2026-02-09 Rental Removed $2,000 TURBOTENANT
• 2026-02-04 Price Changed $2,000 TURBOTENANT
• 2026-01-15 Listed for Rent $2,400 TURBOTENANT
• 2025-10-20 Price Changed $190,000 GBRMLS
• 2025-10-20 Price Changed $190,000 AcadianaMLS
• 2025-10-01 Price Changed $204,000 AcadianaMLS
• 2025-10-01 Price Changed $204,000 GBRMLS
• 2025-09-08 Listed $209,000 GBRMLS
• 2025-09-08 Listed $209,000 AcadianaMLS
• 2025-05-14 Listed $209,000 GBRMLS
• 2025-05-14 Listed $209,000 AcadianaMLS

Property tax history

+37.5%/yr

Latest (2024): $822 · -4.0% YoY. Source: county tax records.