1114 Tiger Dr · Thibodaux, LA 70301

$122,000

3 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 16 Days on market

Built 1968 Fair condition 0.25 ac lot $70/sqft · 48% below area Est $174k · 30% under ↓ 2% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Looking for a home to grow into or an investment property? This precious home sits on an oversized fenced lot with new siding and a fresh post-Ida roof, giving it a solid foundation. The real gem is the large utility room with its own exterior entrance, full wall of cabinets, and utility sink. It's flexible enough to work as a craft space, home gym, mudroom, or extra storage depending on your needs.

Key facts

• New siding
• Fresh post-ida roof
• Utility sink

Tags

• OVERSIZED FENCED LOT
• NEW SIDING
• FRESH POST-IDA ROOF
• LARGE UTILITY ROOM
• FULL WALL OF CABINETS
• UTILITY SINK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $122k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $120k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 34d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $843 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $120,170 (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 1968 — 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: 1.54% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.55%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (median comp): $174,467
• List price: $122,000
• Delta: -30.07%
• 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
103 Gwynn St	0.25mi	2/3.0 (-1)	1,766 (+1%)	3mo	$199,900	$113	76
1152 West Camellia Dr	0.52mi	3/2.0	1,788 (+2%)	1mo	$239,500	$134	71
1149 West Camellia Dr	0.48mi	3/2.0	1,650 (-6%)	4mo	$175,000	$106	65
1101 West Camellia Dr	0.42mi	3/2.0	1,566 (-11%)	3mo	$215,000	$137	60
216 Julia St	0.61mi	3/2.0	1,649 (-6%)	2mo	$216,000	$131	60
707 Oak Ln	0.47mi	3/2.0	1,541 (-12%)	2mo	$192,000	$125	56
1116 Renee Dr	0.61mi	3/2.0	1,589 (-9%)	0mo	$135,000	$85	56
616 Pine St	0.32mi	4/2.0 (+1)	1,971 (+12%)	5mo	$199,500	$101	55
324 Tregre Ln	0.68mi	3/2.0	1,621 (-8%)	2mo	$245,086	$151	55
310 Amis St	0.66mi	3/2.0	1,590 (-9%)	0mo	$250,000	$157	54
108 Young Pl	0.64mi	3/2.0	1,527 (-13%)	4mo	$150,000	$98	45
305 Wisteria St	0.68mi	3/2.0	1,508 (-14%)	5mo	$217,500	$144	41

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: 19.0%
• Equity multiple: 1.77×
• Total profit: $26,335
• Equity at exit: $18,191

10-year hold

• IRR: 27.3%
• Equity multiple: 3.39×
• Total profit: $81,694
• Equity at exit: $10,548

Cash invested: $34,160 (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: 88 active · 61 under contract
• Months of supply: 11.2 mo (9%/mo absorbed)
• Median asking: $243,490 ($150/sqft)
• Median days on market: 389 d
• This list price: 1% of active listings are priced below it
• ARV vs active asking: -33.6% 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: 5.4×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$640
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $727

Break-even live

Break-even rent $953

Max offer price $122,000

Occupancy floor 56%

Sensitivity live

Price	-10% $796	-5% $762	+0% $727	+5% $693	+10% $658
Rent	-10% $579	-5% $653	+0% $727	+5% $801	+10% $875
Rate	-1.0pp $789	-0.5pp $758	base $727	+0.5pp $696	+1.0pp $663

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: $30,500
• Closing costs: $3,660
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	184d	1	0.69mi
336 Carriage Way Thibodaux, LA	4.0	2.5	1833	$2,350	$1.28	33d	1	0.82mi
332 Carriage Way Thibodaux, LA	3.0	2.0	1825	$700	$0.38	5d	1	0.84mi
332 Carriage Way Thibodaux, LA	3.0	2.0	1825	$700	$0.38	0d	1	0.84mi
208 Diplomat Way Thibodaux, LA	3.0	2.0	1892	$2,000	$1.06	184d	1	0.99mi
183 Pond Dr Thibodaux, LA	3.0	2.0	1887	$2,000	$1.06	0d	1	1.15mi
146 Pond Dr Thibodaux, LA	3.0	2.0	1522	$1,750	$1.15	48d	1	1.38mi

Property features AI

Exterior

• Parking: Carport
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceTraditional styleOne level
• Construction: Pillar/post/pier foundation

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnaceWindow unit cooling

Listing history 50 events

1. 2026-11-08
   days on market $122,000 Active 16 DOM
2. 2026-11-07
   days on market $122,000 Active 15 DOM
3. 2026-11-06
   days on market $122,000 Active 14 DOM
4. 2026-11-05
   days on market $122,000 Active 13 DOM
5. 2026-11-04
   days on market $122,000 Active 12 DOM
6. 2026-11-02
   days on market $122,000 Active 10 DOM
7. 2026-11-01
   days on market $122,000 Active 9 DOM
8. 2026-10-31
   days on market $122,000 Active 8 DOM
9. 2026-10-30
   days on market $122,000 Active 7 DOM
10. 2026-10-29
    days on market $122,000 Active 6 DOM
11. 2026-10-28
    days on market $122,000 Active 5 DOM
12. 2026-10-27
    days on market $122,000 Active 4 DOM
13. 2026-10-26
    days on market $122,000 Active 3 DOM
14. 2026-10-25
    days on marketlisting id $122,000 Active 2 DOM
15. 2026-10-24
    days on market $122,000 Active 166 DOM
16. 2026-10-23
    days on market $122,000 Active 165 DOM
17. 2026-10-22
    days on market $122,000 Active 164 DOM
18. 2026-10-21
    days on market $122,000 Active 163 DOM
19. 2026-10-20
    days on market $122,000 Active 162 DOM
20. 2026-10-19
    days on market $122,000 Active 161 DOM
21. 2026-10-18
    days on market $122,000 Active 160 DOM
22. 2026-10-17
    days on market $122,000 Active 159 DOM
23. 2026-10-16
    days on market $122,000 Active 158 DOM
24. 2026-10-15
    days on market $122,000 Active 157 DOM
25. 2026-10-14
    days on market $122,000 Active 156 DOM
26. 2026-10-13
    days on market $122,000 Active 155 DOM
27. 2026-10-12
    days on market $122,000 Active 154 DOM
28. 2026-10-11
    days on market $122,000 Active 153 DOM
29. 2026-10-10
    days on market $122,000 Active 152 DOM
30. 2026-10-09
    days on market $122,000 Active 151 DOM
31. 2026-10-08
    days on market $122,000 Active 150 DOM
32. 2026-10-07
    days on market $122,000 Active 149 DOM
33. 2026-10-06
    days on market $122,000 Active 148 DOM
34. 2026-10-05
    days on market $122,000 Active 147 DOM
35. 2026-10-04
    days on market $122,000 Active 146 DOM
36. 2026-10-03
    days on market $122,000 Active 145 DOM
37. 2026-10-02
    days on market $122,000 Active 144 DOM
38. 2026-10-01
    days on market $122,000 Active 143 DOM
39. 2026-09-30
    days on market $122,000 Active 142 DOM
40. 2026-09-29
    days on market $122,000 Active 141 DOM
41. 2026-09-28
    days on market $122,000 Active 140 DOM
42. 2026-09-27
    days on market $122,000 Active 139 DOM
43. 2026-09-26
    days on market $122,000 Active 138 DOM
44. 2026-09-25
    days on market $122,000 Active 137 DOM
45. 2026-09-24
    days on market $122,000 Active 136 DOM
46. 2026-09-24
    days on market $122,000 Active 135 DOM
47. 2026-09-22
    days on market $122,000 Active 134 DOM
48. 2026-09-20
    days on market $122,000 Active 132 DOM
49. 2026-09-18
    days on market $122,000 Active 130 DOM
50. 2026-09-17
    days on market $122,000 Active 129 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: $751 · $63/mo
• Projected year-2 tax: $751 · $63/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $22,488
• − Mortgage interest: −$6,834
• − Property taxes: −$751
• − Insurance: −$610
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$3,549
• Taxable income: $7,146
• Est. tax owed @ 24.0%: −$1,715
• After-tax cash flow: $7,012/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $43,800–$78,840 screening

The home requires moderate repairs and maintenance, including roof repair, exterior siding repair, and landscaping. These improvements can significantly increase its resale and rental value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Moderate exterior siding — The siding is in fair condition, but there are signs of wear and discoloration.
• Minor landscaping — The landscaping and curb appeal are fair, with some overgrown areas and lack of maintenance. Minor trimming and landscaping improvements could enhance the curb appeal.

Value-add opportunities

• Resale paint interior walls — Fresh paint can significantly improve the appearance of the interior and make the home more appealing to potential buyers. ↑
• Resale repair roof — A new roof can greatly enhance the home's curb appeal and increase its value. ↑
• Resale repair exterior siding — A fresh coat of paint and repair of the siding can improve the home's exterior and make it more attractive to potential buyers. ↑
• Rental landscaping — A well-maintained and landscaped yard can attract more renters and increase the home's rental value. ↑
• Both HVAC maintenance — Regular HVAC maintenance can improve the home's comfort and energy efficiency, making it more attractive to both buyers and renters. ↑
• Both repair foundation — A solid foundation is crucial for the home's structural integrity and can improve its value for both buyers and renters. However, the foundation appears to be in good condition in the photos. If there are any issues, they should be addressed promptly. ↑

ⓘ 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: Carport
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceTraditional styleOne level
• Construction: Pillar/post/pier foundation

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnaceWindow unit cooling

Price history

-2.4% since first listed

8 events — show timeline

• 2026-09-10 Price Changed $122,000 AcadianaMLS
• 2026-09-10 Price Changed $122,000 GBRMLS
• 2026-05-11 Listed $125,000 AcadianaMLS
• 2026-05-11 Listed $125,000 GBRMLS
• 2026-05-01 Listed $122,000 ROAM MLS
• 2022-06-10 Sold (MLS) — GBRMLS
• 2021-08-24 Listed $125,000 AcadianaMLS
• 2021-08-24 Listed $125,000 GBRMLS

Property tax history

+1.6%/yr

Latest (2024): $751 · +2.2% YoY. Source: county tax records.