122 Birch St · Labadieville, LA 70372

$150,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily · 304 Days on market

Built 1980 0.26 ac lot Est $157k · at est.

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +9.6/15.0
• Appreciation +7.2/10.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 122 Birch Street in Labadieville, a beautifully renovated home sitting on two lots just 10 minutes from Thibodaux! This property in a Flood Zone X that has received major upgrades, including a brand-new AC system, updated plumbing, remodeled bathroom with new flooring, tile, vanity, shower/tub, and added storage, plus a new kitchen island, cabinets, and fridge. Fresh paint and modern finishes make this home move-in ready. Enjoy the spacious layout, open kitchen, and updated features that bring comfort and style. With its prime location of schools, parks, shopping, and dining, this home is a perfect blend of small-town charm and modern updates.

Key facts

• Renovated home
• Added storage
• Remodeled bathroom

Tags

• RENOVATED HOME
• NEW AC SYSTEM
• UPDATED PLUMBING
• REMODELED BATHROOM
• NEW KITCHEN ISLAND
• ADDED STORAGE

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Septic tank sewer
• Home design: Single-story home; Raised foundation; Frame construction with vinyl siding; Metal and shingle roof; Built approximately 41–50 years ago; Very good condition
• Construction: Raised foundation; Frame construction; Vinyl siding; Metal roof; Shingle roof; Built about 41–50 years ago
• Exterior features: Front porch; Rectangular lot; Outside city limits

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/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 $138k (8.3% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#156 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, employment B; Watch: amenities F, commute F, health & safety F.
• Assumption Parish (other): math 30% / reading 35% proficiency, ranked #39 of 98 in LA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Labadieville Primary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 272 students, 80% FRL); Labadieville Middle School (math 11% / reading 20%, grade F, #182 of 218 statewide, top 84%, 248 students, 73% FRL); Assumption High School (math 42% / reading 46%, grade F, #62 of 265 statewide, top 23%, 886 students, 56% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: 16 active listings in the ZIP; 30 units permitted in Assumption Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (4.3% local appreciation)).
• Assumption County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y ago 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $157,248
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Palm Ln	0.17mi	3/2.0	1,344 (+8%)	18mo	$169,000	$126	60
110 Palm Ln	0.16mi	3/1.0	1,088 (-13%)	22mo	$100,000	$92	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.98×
• Total profit: $41,221
• Equity at exit: $78,952

10-year hold

• IRR: 16.7%
• Equity multiple: 3.78×
• Total profit: $116,692
• Equity at exit: $131,502

Cash invested: $42,000 (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 70372

• Home prices YoY: 3.1%
• Active inventory: 16
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $195

Break-even live

Break-even rent $1,129

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $280	-5% $237	+0% $195	+5% $152	+10% $110
Rent	-10% $86	-5% $140	+0% $195	+5% $249	+10% $303
Rate	-1.0pp $270	-0.5pp $233	base $195	+0.5pp $156	+1.0pp $116

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-21
   days on market $150,000 Active 304 DOM
2. 2026-06-19
   days on market $150,000 Active 302 DOM
3. 2026-06-18
   days on market $150,000 Active 301 DOM
4. 2026-06-17
   days on market $150,000 Active 300 DOM
5. 2026-06-16
   days on market $150,000 Active 299 DOM
6. 2026-06-15
   days on market $150,000 Active 298 DOM
7. 2026-06-14
   days on market $150,000 Active 296 DOM
8. 2026-06-13
   days on market $150,000 Active 295 DOM
9. 2026-06-10
   days on market $150,000 Active 293 DOM
10. 2026-06-09
    days on market $150,000 Active 292 DOM
11. 2026-06-08
    days on market $150,000 Active 291 DOM
12. 2026-06-07
    days on market $150,000 Active 290 DOM
13. 2026-06-03
    days on market $150,000 Active 286 DOM
14. 2026-06-03
    status $150,000 Active 285 DOM
15. 2026-06-02
    days on market $150,000 Active Under Contract 285 DOM
16. 2026-06-01
    days on market $150,000 Active Under Contract 284 DOM
17. 2026-05-31
    days on market $150,000 Active Under Contract 283 DOM
18. 2026-05-30
    days on market $150,000 Active Under Contract 282 DOM
19. 2026-02-22
    status Pending 662-char remark

    Show marketing remark (662 chars)

    Welcome to 122 Birch Street in Labadieville, a beautifully renovated home sitting on two lots just 10 minutes from Thibodaux! This property in a Flood Zone X that has received major upgrades, including a brand-new AC system, updated plumbing, remodeled bathroom with new flooring, tile, vanity, shower/tub, and added storage, plus a new kitchen island, cabinets, and fridge. Fresh paint and modern finishes make this home move-in ready. Enjoy the spacious layout, open kitchen, and updated features that bring comfort and style. With its prime location of schools, parks, shopping, and dining, this home is a perfect blend of small-town charm and modern updates.

20. 2026-02-22
    historical Active Under Contract

    Show marketing remark (662 chars)

    Welcome to 122 Birch Street in Labadieville, a beautifully renovated home sitting on two lots just 10 minutes from Thibodaux! This property in a Flood Zone X that has received major upgrades, including a brand-new AC system, updated plumbing, remodeled bathroom with new flooring, tile, vanity, shower/tub, and added storage, plus a new kitchen island, cabinets, and fridge. Fresh paint and modern finishes make this home move-in ready. Enjoy the spacious layout, open kitchen, and updated features that bring comfort and style. With its prime location of schools, parks, shopping, and dining, this home is a perfect blend of small-town charm and modern updates.

21. 2025-08-21
    listed $150,000 Active 662-char remark

    Show marketing remark (662 chars)

    Welcome to 122 Birch Street in Labadieville, a beautifully renovated home sitting on two lots just 10 minutes from Thibodaux! This property in a Flood Zone X that has received major upgrades, including a brand-new AC system, updated plumbing, remodeled bathroom with new flooring, tile, vanity, shower/tub, and added storage, plus a new kitchen island, cabinets, and fridge. Fresh paint and modern finishes make this home move-in ready. Enjoy the spacious layout, open kitchen, and updated features that bring comfort and style. With its prime location of schools, parks, shopping, and dining, this home is a perfect blend of small-town charm and modern updates.

22. 2025-08-21
    listed $150,000 Active

    Show marketing remark (662 chars)

    Welcome to 122 Birch Street in Labadieville, a beautifully renovated home sitting on two lots just 10 minutes from Thibodaux! This property in a Flood Zone X that has received major upgrades, including a brand-new AC system, updated plumbing, remodeled bathroom with new flooring, tile, vanity, shower/tub, and added storage, plus a new kitchen island, cabinets, and fridge. Fresh paint and modern finishes make this home move-in ready. Enjoy the spacious layout, open kitchen, and updated features that bring comfort and style. With its prime location of schools, parks, shopping, and dining, this home is a perfect blend of small-town charm and modern updates.

23. 2023-08-29
    soldstatus $132,800
24. 2023-08-11
    soldstatus Sold
25. 2023-06-28
    price $132,800
26. 2023-06-28
    status Pending
27. 2023-06-28
    status Active
28. 2023-06-21
    status Pending
29. 2023-06-17
    historical
30. 2023-06-01
    status Active
31. 2023-06-01
    historical
32. 2023-05-23
    listed $130,000 Active
33. 2023-05-23
    listed $132,800
34. 2023-04-18
    historical
35. 2022-09-23
    listed $75,000 Active
36. 2022-09-23
    listed $75,000
37. 2022-04-27
    listed $85,000
38. 2022-04-27
    listed $85,000
39. 2022-04-27
    listed $85,000
40. 2006-12-12
    soldstatus $70,000

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$307/yr (+$26/mo · 59.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 21 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: $16,512
• − Mortgage interest: −$8,402
• − Property taxes: −$518
• − Insurance: −$750
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$4,364
• Taxable loss: −$164
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $2,376/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: Assumption Parish
• NCES district ID: 2200120
• Math proficiency: 30% ▼ -34.00%
• Reading proficiency: 35% ▼ -35.00%
• Median HH income: $45,552
• Composite: 27.84/100
• National rank: #6882
• State rank: #39 of 98 in LA

Livability — Labadieville

• Score: 65/100
• State rank: #156
• US rank: #13333

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment B Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,846

Population outlook (Assumption County) Hauer SSP2

• Today (2025): 22,270 people
• By 2030: 21,696 · -2.6%
• By 2040: 20,325 · -8.7%
• By 2050: 18,921 · -15.0%
• By 2075: 16,597 · -25.5%
• By 2100: 15,429 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Two or more races 8% Hispanic / Latino 6%
• Common ancestry: Lithuanian 22%
• Foreign-born: 7%
• Languages at home: 89% English-only · Spanish 6% Arabic 5% French/Haitian/Cajun 1%

Political lean MEDSL · Assumption

• 2024 margin: Solid R (+35.6) · D 31.6% · R 67.2% · Other 1.3%
• 2008→2024 swing: -24.4pp toward R · 2008: -11.2pp · 2024: -35.6pp
• All cycles: 2024: R+35.6 2020: R+30.6 2016: R+25.5 2012: R+12.1 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.33%
• Current HPI: 143.2606
• Rent YoY: —
• Metro: —
• 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

+114.3% since first listed

22 events — show timeline

• 2026-02-22 Pending — AcadianaMLS
• 2026-02-22 Contingent — GSREIN
• 2025-08-21 Listed $150,000 GSREIN
• 2025-08-21 Listed $150,000 AcadianaMLS
• 2023-08-29 Sold (Public Records) $132,800 Public Records
• 2023-08-11 Sold (MLS) — GBRMLS
• 2023-06-28 Price Changed $132,800 GBRMLS
• 2023-06-28 Pending — GBRMLS
• 2023-06-28 Relisted — GBRMLS
• 2023-06-21 Pending — GBRMLS
• 2023-06-17 Delisted — GBRMLS
• 2023-06-01 Relisted — GBRMLS
• 2023-06-01 Delisted — GBRMLS
• 2023-05-23 Listed $132,800 AcadianaMLS
• 2023-05-23 Listed $130,000 GBRMLS
• 2023-04-18 Delisted — GBRMLS
• 2022-09-23 Listed $75,000 AcadianaMLS
• 2022-09-23 Listed $75,000 GBRMLS
• 2022-04-27 Listed $85,000 AcadianaMLS
• 2022-04-27 Listed $85,000 GBRMLS
• 2022-04-27 Listed $85,000 GBRMLS
• 2006-12-12 Sold (Public Records) $70,000 Public Records

Property tax history

-4.0%/yr

Latest (2024): $518 · +18.2% YoY. Source: county tax records.