1314 Tiger Dr · Thibodaux, LA 70301

$182,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 227 Days on market

Built 1979 0.28 ac lot $152/sqft · 17% above area Est $167k · 9% over ↓ 7% 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 +13.4/30.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• ARV discount +3.5/15.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently Renovated 3-Bedroom Home with Detached Apartment & Covered Camper/Boat Parking -- Conveniently Located in Thibodaux! This 3-bedroom, 2-bathroom home, recently renovated and featuring a post Ida roof, offers a perfect blend of modern comfort and versatility. Located within the city limits of Thibodaux and walking distance to Thibodaux High School, this home is ideal for families or anyone seeking convenience. Inside, enjoy a bright and open layout with a welcoming kitchen that flows seamlessly into the living area -- perfect for everyday living or entertaining. Outside, there's covered parking for a camper, boat, or extra vehicles and a spacious yard for relaxation or play. A detached apartment adds incredible flexibility -- use it as a guest suite, home office, rental opportunity, or private retreat. With its thoughtful updates, prime location, and versatile spaces, this home truly has it all.

Key facts

• Spacious yard
• Covered parking
• Prime location

Tags

• COVERED PARKING
• SPACIOUS YARD
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $5 ($57/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 $142k (22.2% below list).
• Recommended offer: $142k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d 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

• It's been on market 227 days — a 12% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $141,552 (22.2% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 0.78% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (median comp): $167,300
• List price: $182,000
• Delta: 8.79%
• 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
104 Ribbon Cane Dr	0.10mi	3/2.0	1,360 (+13%)	3mo	$115,000	$85	71
128 Ribbon Cane Dr	0.08mi	3/2.0	1,360 (+13%)	7mo	$115,000	$85	68
1131 Louise St	0.45mi	3/2.0	1,260 (+5%)	7mo	$75,000	$60	65
329 Settlers Run Dr	0.49mi	3/2.0	1,283 (+7%)	6mo	$199,280	$155	60
809 Parish Rd	0.61mi	3/1.5	1,228 (+2%)	12mo	$185,000	$151	55
1313 Lee Dr	0.59mi	3/2.0	1,090 (-9%)	6mo	$185,000	$170	52
2504 Pineridge St	0.62mi	3/2.0	1,336 (+11%)	3mo	$210,000	$157	50
1418 Park Dr	0.56mi	3/2.0	1,340 (+12%)	13mo	$215,000	$160	44
2552 Pineneedle St	0.65mi	3/2.0	1,372 (+14%)	4mo	$215,000	$157	43
2552 Pineneedle St	0.65mi	3/2.0	1,372 (+14%)	4mo	$215,000	$157	43
1109 Park Dr	0.73mi	3/2.0	1,377 (+15%)	1mo	$218,000	$158	41
1211 Lee Dr	0.66mi	3/2.0	1,376 (+15%)	13mo	$225,000	$164	34

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-29,397
• Equity at exit: $27,137

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-26,063
• Equity at exit: $15,736

Cash invested: $50,960 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$954
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $5

Break-even live

Break-even rent $1,409

Max offer price $182,000

Occupancy floor 95%

Sensitivity live

Price	-10% $108	-5% $56	+0% $5	+5% $-47	+10% $-98
Rent	-10% $-107	-5% $-51	+0% $5	+5% $61	+10% $117
Rate	-1.0pp $96	-0.5pp $51	base $5	+0.5pp $-42	+1.0pp $-90

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	45d	1	0.20mi
1300 Louise St Thibodaux, LA	2.0	1.5	808	$1,200	$1.49	45d	2	0.27mi
2314 Saint Bernard St Thibodaux, LA	2.0	1.5	909	$1,300	$1.43	45d	1	0.32mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,325	$1.41	45d	6	0.33mi
610 Sycamore St Thibodaux, LA	2.0	1.0	800	$1,100	$1.38	45d	1	0.85mi
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	45d	1	1.06mi
1712 Ridgefield Ave Unit A Thibodaux, LA	2.0	1.0	900	$1,100	$1.22	45d	1	1.12mi

Listing history 25 events

1. 2026-06-19
   days on market $182,000 Active 227 DOM
2. 2026-06-18
   days on market $182,000 Active 226 DOM
3. 2026-06-17
   days on market $182,000 Active 225 DOM
4. 2026-06-16
   days on market $182,000 Active 224 DOM
5. 2026-06-15
   days on market $182,000 Active 223 DOM
6. 2026-06-14
   days on market $182,000 Active 221 DOM
7. 2026-06-13
   days on market $182,000 Active 220 DOM
8. 2026-06-10
   days on market $182,000 Active 218 DOM
9. 2026-06-09
   days on market $182,000 Active 217 DOM
10. 2026-06-08
    days on market $182,000 Active 216 DOM
11. 2026-06-07
    days on market $182,000 Active 215 DOM
12. 2026-06-05
    days on market $182,000 Active 212 DOM
13. 2026-06-03
    days on market $182,000 Active 211 DOM
14. 2026-06-02
    days on market $182,000 Active 210 DOM
15. 2026-06-01
    days on market $182,000 Active 209 DOM
16. 2026-05-31
    days on market $182,000 Active 208 DOM
17. 2026-05-30
    days on market $182,000 Active 207 DOM
18. 2026-05-05
    status Active 919-char remark

    Show marketing remark (942 chars)

    Recently Renovated 3-Bedroom Home with Detached Apartment & Covered Camper/Boat Parking — Conveniently Located in Thibodaux! This 3-bedroom, 2-bathroom home, recently renovated and featuring a post Ida roof, offers a perfect blend of modern comfort and versatility. Located within the city limits of Thibodaux and walking distance to Thibodaux High School, this home is ideal for families or anyone seeking convenience. Inside, enjoy a bright and open layout with a welcoming kitchen that flows seamlessly into the living area — perfect for everyday living or entertaining. Outside, there’s covered parking for a camper, boat, or extra vehicles and a spacious yard for relaxation or play. A detached apartment adds incredible flexibility — use it as a guest suite, home office, rental opportunity, or private retreat. With its thoughtful updates, prime location, and versatile spaces, this home truly has it all.

19. 2026-05-05
    price $182,000 919-char remark

    Show marketing remark (942 chars)

    Recently Renovated 3-Bedroom Home with Detached Apartment & Covered Camper/Boat Parking — Conveniently Located in Thibodaux! This 3-bedroom, 2-bathroom home, recently renovated and featuring a post Ida roof, offers a perfect blend of modern comfort and versatility. Located within the city limits of Thibodaux and walking distance to Thibodaux High School, this home is ideal for families or anyone seeking convenience. Inside, enjoy a bright and open layout with a welcoming kitchen that flows seamlessly into the living area — perfect for everyday living or entertaining. Outside, there’s covered parking for a camper, boat, or extra vehicles and a spacious yard for relaxation or play. A detached apartment adds incredible flexibility — use it as a guest suite, home office, rental opportunity, or private retreat. With its thoughtful updates, prime location, and versatile spaces, this home truly has it all.

20. 2026-05-05
    status Active 942-char remark

    Show marketing remark (942 chars)

    Recently Renovated 3-Bedroom Home with Detached Apartment & Covered Camper/Boat Parking — Conveniently Located in Thibodaux! This 3-bedroom, 2-bathroom home, recently renovated and featuring a post Ida roof, offers a perfect blend of modern comfort and versatility. Located within the city limits of Thibodaux and walking distance to Thibodaux High School, this home is ideal for families or anyone seeking convenience. Inside, enjoy a bright and open layout with a welcoming kitchen that flows seamlessly into the living area — perfect for everyday living or entertaining. Outside, there’s covered parking for a camper, boat, or extra vehicles and a spacious yard for relaxation or play. A detached apartment adds incredible flexibility — use it as a guest suite, home office, rental opportunity, or private retreat. With its thoughtful updates, prime location, and versatile spaces, this home truly has it all.

21. 2026-05-05
    price $182,000 942-char remark

    Show marketing remark (942 chars)

    Recently Renovated 3-Bedroom Home with Detached Apartment & Covered Camper/Boat Parking — Conveniently Located in Thibodaux! This 3-bedroom, 2-bathroom home, recently renovated and featuring a post Ida roof, offers a perfect blend of modern comfort and versatility. Located within the city limits of Thibodaux and walking distance to Thibodaux High School, this home is ideal for families or anyone seeking convenience. Inside, enjoy a bright and open layout with a welcoming kitchen that flows seamlessly into the living area — perfect for everyday living or entertaining. Outside, there’s covered parking for a camper, boat, or extra vehicles and a spacious yard for relaxation or play. A detached apartment adds incredible flexibility — use it as a guest suite, home office, rental opportunity, or private retreat. With its thoughtful updates, prime location, and versatile spaces, this home truly has it all.

22. 2026-03-17
    price $185,000 919-char remark

    Show marketing remark (942 chars)

    Recently Renovated 3-Bedroom Home with Detached Apartment & Covered Camper/Boat Parking — Conveniently Located in Thibodaux! This 3-bedroom, 2-bathroom home, recently renovated and featuring a post Ida roof, offers a perfect blend of modern comfort and versatility. Located within the city limits of Thibodaux and walking distance to Thibodaux High School, this home is ideal for families or anyone seeking convenience. Inside, enjoy a bright and open layout with a welcoming kitchen that flows seamlessly into the living area — perfect for everyday living or entertaining. Outside, there’s covered parking for a camper, boat, or extra vehicles and a spacious yard for relaxation or play. A detached apartment adds incredible flexibility — use it as a guest suite, home office, rental opportunity, or private retreat. With its thoughtful updates, prime location, and versatile spaces, this home truly has it all.

23. 2026-03-17
    price $185,000 942-char remark

    Show marketing remark (942 chars)

    Recently Renovated 3-Bedroom Home with Detached Apartment & Covered Camper/Boat Parking — Conveniently Located in Thibodaux! This 3-bedroom, 2-bathroom home, recently renovated and featuring a post Ida roof, offers a perfect blend of modern comfort and versatility. Located within the city limits of Thibodaux and walking distance to Thibodaux High School, this home is ideal for families or anyone seeking convenience. Inside, enjoy a bright and open layout with a welcoming kitchen that flows seamlessly into the living area — perfect for everyday living or entertaining. Outside, there’s covered parking for a camper, boat, or extra vehicles and a spacious yard for relaxation or play. A detached apartment adds incredible flexibility — use it as a guest suite, home office, rental opportunity, or private retreat. With its thoughtful updates, prime location, and versatile spaces, this home truly has it all.

24. 2025-11-03
    listed $195,000 Active 942-char remark

    Show marketing remark (919 chars)

    Recently Renovated 3-Bedroom Home with Detached Apartment & Covered Camper/Boat Parking -- Conveniently Located in Thibodaux! This 3-bedroom, 2-bathroom home, recently renovated and featuring a post Ida roof, offers a perfect blend of modern comfort and versatility. Located within the city limits of Thibodaux and walking distance to Thibodaux High School, this home is ideal for families or anyone seeking convenience. Inside, enjoy a bright and open layout with a welcoming kitchen that flows seamlessly into the living area -- perfect for everyday living or entertaining. Outside, there's covered parking for a camper, boat, or extra vehicles and a spacious yard for relaxation or play. A detached apartment adds incredible flexibility -- use it as a guest suite, home office, rental opportunity, or private retreat. With its thoughtful updates, prime location, and versatile spaces, this home truly has it all.

25. 2025-11-03
    listed $195,000 Active 919-char remark

    Show marketing remark (919 chars)

    Recently Renovated 3-Bedroom Home with Detached Apartment & Covered Camper/Boat Parking -- Conveniently Located in Thibodaux! This 3-bedroom, 2-bathroom home, recently renovated and featuring a post Ida roof, offers a perfect blend of modern comfort and versatility. Located within the city limits of Thibodaux and walking distance to Thibodaux High School, this home is ideal for families or anyone seeking convenience. Inside, enjoy a bright and open layout with a welcoming kitchen that flows seamlessly into the living area -- perfect for everyday living or entertaining. Outside, there's covered parking for a camper, boat, or extra vehicles and a spacious yard for relaxation or play. A detached apartment adds incredible flexibility -- use it as a guest suite, home office, rental opportunity, or private retreat. With its thoughtful updates, prime location, and versatile spaces, this home truly has it all.

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $1,001 · $83/mo
• Expected delta: +$2/yr ($0/mo · 0.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 47% 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: $16,986
• − Mortgage interest: −$10,195
• − Property taxes: −$999
• − Insurance: −$910
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$5,295
• Taxable loss: −$3,130
• Est. tax savings @ 24.0%: +$751
• After-tax cash flow: $808/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

-6.7% since first listed

8 events — show timeline

• 2026-05-05 Relisted — AcadianaMLS
• 2026-05-05 Price Changed $182,000 AcadianaMLS
• 2026-05-05 Relisted — GBRMLS
• 2026-05-05 Price Changed $182,000 GBRMLS
• 2026-03-17 Price Changed $185,000 AcadianaMLS
• 2026-03-17 Price Changed $185,000 GBRMLS
• 2025-11-03 Listed $195,000 GBRMLS
• 2025-11-03 Listed $195,000 AcadianaMLS

Property tax history

+19.4%/yr

Latest (2024): $999 · +3.2% YoY. Source: county tax records.