610 Oak St · Thibodaux, LA 70301

$115,000

3 bd · 2.0 ba · 1,532 sqft · SingleFamily public records · 151 Days on market

Built 1948 0.26 ac lot $75/sqft · 23% below area Est $182k · 37% under ↓ 8% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

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 $115k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 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 $795 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) 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: 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1948 — 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: 1.40% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.92%
• DSCR: 1.93
• GRM: 5.9

CMA / ARV

• ARV (median comp): $182,039
• List price: $115,000
• Delta: -36.83%
• 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
109 Apricot St	0.27mi	3/2.0	1,383 (-10%)	2mo	$180,000	$130	70
306 St. Bernard St	0.47mi	3/1.5	1,549 (+1%)	6mo	$210,000	$136	69
327 Camellia Dr	0.57mi	3/1.5	1,541 (+1%)	5mo	$209,500	$136	66
301 Julia St	0.49mi	3/2.0	1,620 (+6%)	2mo	$125,000	$77	66
755 Bayou Rd	0.59mi	2/2.0 (-1)	1,566 (+2%)	7mo	$199,500	$127	58
510 Olive St	0.18mi	3/1.0	1,346 (-12%)	12mo	$179,000	$133	58
107 Vernon St	0.55mi	3/2.0	1,376 (-10%)	2mo	$195,000	$142	56
339 Settlers Run Dr	0.61mi	3/2.0	1,424 (-7%)	7mo	$214,485	$151	54
910 Harrison St	0.53mi	4/2.0 (+1)	1,700 (+11%)	2mo	$145,000	$85	50
304 St. Bernard St	0.48mi	3/2.0	1,730 (+13%)	9mo	$250,000	$145	49
207 Lee Dr	0.71mi	3/2.0	1,650 (+8%)	10mo	$232,500	$141	46
1405 Tina St	0.75mi	3/2.0	1,659 (+8%)	10mo	$257,570	$155	43

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $16,928
• Equity at exit: $17,147

10-year hold

• IRR: 22.0%
• Equity multiple: 2.86×
• Total profit: $60,010
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $561

Break-even live

Break-even rent $905

Max offer price $115,000

Occupancy floor 60%

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: $28,750
• Closing costs: $3,450
• 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	0.32mi
208 Diplomat Way Thibodaux, LA	3.0	2.0	1892	$2,000	$1.06	43d	1	1.48mi

Listing history 21 events

1. 2026-06-19
   days on market $115,000 Active 151 DOM
2. 2026-06-18
   days on market $115,000 Active 150 DOM
3. 2026-06-17
   days on market $115,000 Active 149 DOM
4. 2026-06-16
   days on market $115,000 Active 148 DOM
5. 2026-06-15
   days on market $115,000 Active 147 DOM
6. 2026-06-14
   days on market $115,000 Active 145 DOM
7. 2026-06-13
   days on market $115,000 Active 144 DOM
8. 2026-06-10
   days on market $115,000 Active 142 DOM
9. 2026-06-09
   days on market $115,000 Active 141 DOM
10. 2026-06-08
    days on market $115,000 Active 140 DOM
11. 2026-06-07
    days on market $115,000 Active 139 DOM
12. 2026-06-05
    days on market $115,000 Active 136 DOM
13. 2026-06-03
    days on market $115,000 Active 135 DOM
14. 2026-06-02
    days on market $115,000 Active 134 DOM
15. 2026-06-01
    days on market $115,000 Active 133 DOM
16. 2026-05-31
    days on market $115,000 Active 132 DOM
17. 2026-05-30
    days on market $115,000 Active 131 DOM
18. 2026-04-02
    price $115,000 299-char remark

    Show marketing remark (316 chars)

    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!

19. 2026-04-02
    price $115,000 316-char remark

    Show marketing remark (316 chars)

    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!

20. 2026-01-20
    listed $125,000 Active 316-char remark

    Show marketing remark (316 chars)

    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!

21. 2026-01-19
    listed $125,000 Active 299-char remark

    Show marketing remark (299 chars)

    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!

ⓘ 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 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: $19,387
• − Mortgage interest: −$6,442
• − Property taxes: −$768
• − Insurance: −$575
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$3,345
• Taxable income: $5,155
• Est. tax owed @ 24.0%: −$1,237
• After-tax cash flow: $5,499/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

-8.0% since first listed

4 events — show timeline

• 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 $125,000 AcadianaMLS

Property tax history

+0.6%/yr

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