1119 W Camellia Dr · Thibodaux, LA 70301

$183,000

3 bd · 1.5 ba · 950 sqft · SingleFamily public records · 2 Days on market

Built 1964 6,969 sqft lot Est $146k · 25% over

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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 +14.9/30.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect Starter Home! This charming 3-bedroom, 1.5-bath home has been updated throughout and is ready for its new owners. Inside, you'll find a comfortable layout with modern updates that make moving in easy. Step outside to enjoy the fenced backyard, covered patio, and storage shed. A beautiful shade tree adds to the home's curb appeal and provides a great spot to relax outdoors. Whether you're a first-time buyer or looking to downsize, this home offers comfort, convenience, and value. Schedule your showing today!

Key facts

• Shade tree
• Covered patio
• Storage shed

Tags

• FENCED BACKYARD
• COVERED PATIO
• STORAGE SHED
• SHADE TREE

Property features AI

Finance

• Other: Located in Camellia Terrace subdivision

Exterior

• Parking: Carport
• Security: Smoke detector(s)
• Utilities: Public water (also listed as Other)
• Home design: Single-family detached residence; Residential property
• Construction: Brick construction; Slab foundation; Built area approximately 1600
• Exterior features: Rain gutters; Covered porch; Porch; Storm door(s); Shed(s)

Interior

• Bathrooms: 1 full bathroom; 1 partial bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Shutters on windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $53 ($631/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 $144k (21.6% below list).
• Recommended offer: $144k (21.6% 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.
• Zoned schools: Bayou Community Academy Charter School (math 63% / reading 79%, grade A-, #23 of 646 statewide, top 4%, 515 students, 30% FRL, charter); West Thibodaux Middle School (math 12% / reading 37%, grade F, #141 of 218 statewide, top 65%, 430 students, 74% FRL); Thibodaux High School (math 26% / reading 45%, grade F, #104 of 265 statewide, top 39%, 1,454 students, 60% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 515 active listings in the ZIP; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $102k; list at $183k implies a 80% gain — meaningful room to come down on a strong offer.

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 $143,544 (21.6% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.78% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $146,300
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 East Camellia Dr	0.04mi	2/1.0 (-1)	1,009 (+6%)	21mo	$170,000	$168	63
1313 Lee Dr	0.36mi	3/2.0	1,090 (+15%)	6mo	$185,000	$170	51
616 Locust St	0.66mi	3/1.0	1,036 (+9%)	10mo	$19,900	$19	44
901 Hickory St	0.62mi	2/1.0 (-1)	1,009 (+6%)	17mo	$155,000	$154	39
634 Olive St	0.73mi	2/1.0 (-1)	1,015 (+7%)	12mo	$65,000	$64	38
615 Pine St	0.67mi	2/1.0 (-1)	847 (-11%)	11mo	$110,000	$130	35

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-26,541
• Equity at exit: $27,286

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-19,761
• Equity at exit: $15,822

Cash invested: $51,240 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$960
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $53

Break-even live

Break-even rent $1,369

Max offer price $183,000

Occupancy floor 91%

Sensitivity live

Price	-10% $156	-5% $104	+0% $53	+5% $1	+10% $-51
Rent	-10% $-61	-5% $-4	+0% $53	+5% $109	+10% $166
Rate	-1.0pp $145	-0.5pp $99	base $53	+0.5pp $5	+1.0pp $-43

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2314 Saint Bernard St Thibodaux, LA	2.0	1.5	909	$1,300	$1.43	45d	1	0.62mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,325	$1.41	45d	6	0.68mi
610 Sycamore St Thibodaux, LA	2.0	1.0	800	$1,100	$1.38	45d	1	0.73mi
1300 Louise St Thibodaux, LA	2.0	1.5	808	$1,200	$1.49	45d	2	0.74mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	45d	1	0.80mi
2464 Talbot Ave Thibodaux, LA	1.0–2.0	1.0–2.0	804	$1,269	$1.58	45d	12	1.38mi

Listing history 3 events

1. 2026-06-14
   statusdays on market $183,000 Pending 2 DOM
2. 2026-06-13
   remarks 521-char remark
3. 2026-06-13
   listed $183,000 Active 1 DOM

ⓘ 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: $546 · $46/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$460/yr (+$38/mo · 84.3%)

ⓘ 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: $17,225
• − Mortgage interest: −$10,251
• − Property taxes: −$546
• − Insurance: −$915
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$5,324
• Taxable loss: −$2,566
• Est. tax savings @ 24.0%: +$616
• After-tax cash flow: $1,247/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

+80.0% since first listed

3 events — show timeline

• 2026-06-11 Listed $183,000 GBRMLS
• 2026-06-11 Listed $183,000 AcadianaMLS
• 2018-01-24 Sold (Public Records) $101,666 Public Records

Property tax history

-0.2%/yr

Latest (2024): $546 · -0.3% YoY. Source: county tax records.