610 Oak St · Thibodaux, LA 70301

$85,000

3 bd · 2.0 ba · 1,532 sqft · SingleFamily public records · 16 Days on market

Built 1948 Fair condition 0.26 ac lot Garage $55/sqft · 45% below area ↓ 32% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated seller!! Large Home, Small Price! This 3-bedroom, 2-bath home features a double garage and plenty of storage. With generous living space and solid potential, it's waiting for the right buyer to add a little TLC and unlock its true value. A great opportunity for homeowners or investors alike--don't miss out!

Key facts

• 0.26 acre lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 5.0% 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); 790 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1948 — 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: 1.90% ✓
• Cap rate: 16.57%
• Cash-on-cash: 36.71%
• DSCR: 2.63
• GRM: 4.4

CMA / ARV

• ARV (median comp): $187,150
• List price: $85,000
• Delta: -54.58%
• 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
310 Amis St	0.16mi	3/2.0	1,590 (+4%)	0mo	$250,000	$157	86
108 Young Pl	0.26mi	3/2.0	1,527 (-0%)	4mo	$150,000	$98	84
707 Oak Ln	0.39mi	3/2.0	1,541 (+1%)	2mo	$192,000	$125	79
103 Apricot St	0.25mi	4/2.0 (+1)	1,438 (-6%)	2mo	$180,000	$125	71
2101 S S Barbier Ave	0.35mi	3/2.0	1,360 (-11%)	1mo	$132,000	$97	64
2101 S S Barbier Ave	0.35mi	3/2.0	1,360 (-11%)	4mo	$125,000	$92	62
216 Julia St	0.52mi	3/2.0	1,649 (+8%)	2mo	$216,000	$131	61
1101 West Camellia Dr	0.72mi	3/2.0	1,566 (+2%)	3mo	$215,000	$137	60
300 Tregre Ln	0.75mi	3/2.0	1,578 (+3%)	2mo	$241,708	$153	58
1050 Jackson St	0.63mi	2/2.0 (-1)	1,630 (+6%)	4mo	$259,900	$159	52
204 Holley St	0.73mi	2/2.0 (-1)	1,400 (-9%)	4mo	$185,000	$132	43
201 Park Dr	0.62mi	3/1.0	1,313 (-14%)	4mo	$175,000	$133	40

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: 32.4%
• Equity multiple: 2.36×
• Total profit: $32,432
• Equity at exit: $12,674

10-year hold

• IRR: 39.4%
• Equity multiple: 4.67×
• Total profit: $87,280
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 46 active · 47 under contract
• Months of supply: 7.3 mo (14%/mo absorbed)
• Median asking: $236,990 ($150/sqft)
• Median days on market: 137 d
• This list price: 2% of active listings are priced below it
• ARV vs active asking: -18.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70301

• Rents YoY: 2.9%
• Active inventory: 790
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$446
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $728

Break-even live

Break-even rent $690

Max offer price $85,000

Occupancy floor 50%

Sensitivity live

Price	-10% $776	-5% $752	+0% $728	+5% $704	+10% $680
Rent	-10% $601	-5% $664	+0% $728	+5% $792	+10% $855
Rate	-1.0pp $771	-0.5pp $750	base $728	+0.5pp $706	+1.0pp $684

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Willow St Thibodaux, LA	4.0	2.0	1200	$1,550	$1.29	5d	1	0.05mi
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	184d	1	0.32mi
712 McCulla St Thibodaux, LA	2.0	2.0	1100	$1,400	$1.27	10d	1	0.95mi
712 McCulla St Thibodaux, LA	2.0	2.0	1100	$1,400	$1.27	12d	1	0.95mi
336 Carriage Way Thibodaux, LA	4.0	2.5	1833	$2,350	$1.28	33d	1	1.13mi
101 Green Lawn Pl Thibodaux, LA	2.0	1.0	1205	$1,350	$1.12	25d	1	1.17mi
332 Carriage Way Thibodaux, LA	3.0	2.0	1825	$700	$0.38	0d	1	1.17mi
332 Carriage Way Thibodaux, LA	3.0	2.0	1825	$700	$0.38	5d	1	1.17mi
1318 Ledet St Unit 3 Thibodaux, LA	3.0	2.0	1175	$1,450	$1.23	10d	1	1.18mi
109 Ingleside Dr Thibodaux, LA	2.0	1.0	1100	$1,500	$1.36	43d	1	1.35mi
200 Benjamin Dr Thibodaux, LA	3.0	2.0	1188	$1,800	$1.52	51d	1	1.35mi
183 Pond Dr Thibodaux, LA	3.0	2.0	1887	$2,000	$1.06	0d	1	1.45mi
208 Diplomat Way Thibodaux, LA	3.0	2.0	1892	$2,000	$1.06	184d	1	1.48mi

Property features AI

Exterior

• Parking: Garage
• Utilities: Public water
• Home design: Cottage styleOne story
• Construction: Pillar, post, or pier foundationSlab foundation

Interior

• Kitchen: RangeGas water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: En suite

Listing history 50 events

1. 2026-11-08
   days on market $85,000 Active 16 DOM
2. 2026-11-07
   days on market $85,000 Active 15 DOM
3. 2026-11-06
   days on market $85,000 Active 14 DOM
4. 2026-11-05
   days on market $85,000 Active 13 DOM
5. 2026-11-04
   days on market $85,000 Active 12 DOM
6. 2026-11-02
   days on market $85,000 Active 10 DOM
7. 2026-11-01
   days on market $85,000 Active 9 DOM
8. 2026-10-31
   days on market $85,000 Active 8 DOM
9. 2026-10-30
   days on market $85,000 Active 7 DOM
10. 2026-10-29
    days on market $85,000 Active 6 DOM
11. 2026-10-28
    days on market $85,000 Active 5 DOM
12. 2026-10-27
    days on market $85,000 Active 4 DOM
13. 2026-10-26
    days on market $85,000 Active 3 DOM
14. 2026-10-25
    days on market $85,000 Active 2 DOM
15. 2026-10-24
    days on marketlisting id $85,000 Active 1 DOM
16. 2026-10-23
    days on market $85,000 Active 277 DOM
17. 2026-10-22
    days on market $85,000 Active 276 DOM
18. 2026-10-21
    days on market $85,000 Active 275 DOM
19. 2026-10-20
    days on market $85,000 Active 274 DOM
20. 2026-10-19
    days on market $85,000 Active 273 DOM
21. 2026-10-18
    days on market $85,000 Active 272 DOM
22. 2026-10-17
    days on market $85,000 Active 271 DOM
23. 2026-10-16
    days on market $85,000 Active 270 DOM
24. 2026-10-15
    days on market $85,000 Active 269 DOM
25. 2026-10-14
    days on market $85,000 Active 268 DOM
26. 2026-10-13
    days on market $85,000 Active 267 DOM
27. 2026-10-12
    days on market $85,000 Active 266 DOM
28. 2026-10-11
    days on market $85,000 Active 265 DOM
29. 2026-10-10
    days on market $85,000 Active 264 DOM
30. 2026-10-09
    days on market $85,000 Active 263 DOM
31. 2026-10-08
    days on market $85,000 Active 262 DOM
32. 2026-10-07
    days on market $85,000 Active 261 DOM
33. 2026-10-06
    days on market $85,000 Active 260 DOM
34. 2026-10-05
    days on market $85,000 Active 259 DOM
35. 2026-10-04
    days on market $85,000 Active 258 DOM
36. 2026-10-03
    days on market $85,000 Active 257 DOM
37. 2026-10-02
    days on market $85,000 Active 256 DOM
38. 2026-10-01
    days on market $85,000 Active 255 DOM
39. 2026-09-30
    days on market $85,000 Active 254 DOM
40. 2026-09-29
    days on market $85,000 Active 253 DOM
41. 2026-09-28
    days on market $85,000 Active 252 DOM
42. 2026-09-27
    days on market $85,000 Active 251 DOM
43. 2026-09-26
    days on market $85,000 Active 250 DOM
44. 2026-09-25
    days on market $85,000 Active 249 DOM
45. 2026-09-24
    days on market $85,000 Active 248 DOM
46. 2026-09-24
    days on market $85,000 Active 247 DOM
47. 2026-09-22
    days on market $85,000 Active 246 DOM
48. 2026-09-20
    days on market $85,000 Active 244 DOM
49. 2026-09-18
    days on market $85,000 Active 242 DOM
50. 2026-09-17
    days on market $85,000 Active 241 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: $768 · $64/mo
• Projected year-2 tax: $768 · $64/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 6/10 Major FEMA zone X · 70% 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: $19,340
• − Mortgage interest: −$4,761
• − Property taxes: −$768
• − Insurance: −$425
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$2,473
• Taxable income: $7,818
• Est. tax owed @ 24.0%: −$1,876
• After-tax cash flow: $6,860/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $38,300–$68,940 screening

This 3-bedroom, 2-bath home requires moderate renovations to update the kitchen and bathrooms, improve the exterior, and paint the interior. These updates will significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate

Deferred maintenance Est. $3,500–$14,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Hvac (hvac) — No visible signs of damage or wear on the HVAC unit.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical system.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing system.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.
• Minor Other — No visible signs of damage or wear on other components.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major kitchen appliances — outdated and in poor condition
• Minor bathroom fixtures — basic and slightly worn

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers ↑
• Resale update bathrooms — modernizing bathrooms will attract more buyers ↑
• Both landscape exterior — improving curb appeal will attract more buyers and renters ↑
• Both paint interior walls — painting interior walls will improve the home's appearance and attract more buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary W.s. Lafargue Elementary School F LA #384/646 Nat'l #30,133/41,679 Middle West Thibodaux Middle School F LA #141/218 Nat'l #10,474/14,009 High Thibodaux High School F LA #104/265 Nat'l #9,497/17,239

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

A Composite livability gradescore 84/100

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 · 102,122 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: 7% of renters

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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%

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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%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 2%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Parking: Garage
• Utilities: Public water
• Home design: Cottage styleOne story
• Construction: Pillar, post, or pier foundationSlab foundation

Interior

• Kitchen: RangeGas water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: En suite

Price history

-32.0% since first listed

9 events — show timeline

• 2026-08-26 Price Changed $85,000 AcadianaMLS
• 2026-08-26 Price Changed $85,000 GBRMLS
• 2026-06-19 Price Changed $95,000 AcadianaMLS
• 2026-06-19 Price Changed $95,000 GBRMLS
• 2026-04-02 Price Changed $115,000 AcadianaMLS
• 2026-04-02 Price Changed $115,000 GBRMLS
• 2026-01-20 Listed $125,000 GBRMLS
• 2026-01-19 Listed $85,000 ROAM MLS
• 2026-01-19 Listed $125,000 AcadianaMLS

Property tax history

+0.6%/yr

Latest (2024): $768 · -0.5% YoY. Source: county tax records.