107 Half Oak Dr · Thibodaux, LA 70301

$176,000

3 bd · 1.0 ba · 1,032 sqft · Other public records · 18 Days on market

Built 1980 5,662 sqft lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

Well-maintained and updated home offering a convenient location just minutes from Thibodaux Regional and Nicholls State University. Major improvements have already been completed, including the roof, A/C system, water heater, breaker panel, and fencing, all less than six years old, providing added peace of mind for the next owner. Enjoy the fully fenced yard along with a covered patio that spans the full length of the home, creating the perfect space for outdoor entertaining, relaxing, or everyday enjoyment. The backyard also features a powered shed complete with a generator hookup and transfer switch, making it ideal for storage, hobbies, projects, or backup power needs. Combining functionality, comfort, and a desirable location, this property is a great opportunity for homeowners and investors alike. Also available for lease beginning July 1st. Buyer to verify all measurements and information contained herein.

Key facts

• Covered patio
• Powered shed
• Major improvements

Tags

• CONVENIENT LOCATION
• MAJOR IMPROVEMENTS
• FULLY FENCED YARD
• COVERED PATIO
• POWERED SHED
• GENERATOR HOOKUP

Property features AI

Exterior

• Parking: Carport; Covered parking; Driveway
• Utilities: Public water; Septic tank
• Home design: Single-family detached residence; Residential property; Level lot
• Construction: Vinyl siding and brick exterior; Composition roof; Slab foundation; Built as a detached single family home
• Exterior features: Covered porch; Wood fencing; Shed(s)

Interior

• Kitchen: Range, Oven, Electric Cooktop, Microwave
• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Range, Oven, Electric Cooktop, Microwave, Electric Water Heater; Concrete flooring
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $176k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $173k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 1 comparable units currently listed for rent nearby; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 16y ago; this cycle's ask is 10900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $173,360 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-4,577
• Equity at exit: $26,242

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $26,182
• Equity at exit: $15,217

Cash invested: $49,280 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$923
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $380

Break-even live

Break-even rent $1,380

Max offer price $176,000

Occupancy floor 75%

Sensitivity live

Price	-10% $479	-5% $429	+0% $380	+5% $330	+10% $280
Rent	-10% $233	-5% $306	+0% $380	+5% $453	+10% $527
Rate	-1.0pp $468	-0.5pp $424	base $380	+0.5pp $334	+1.0pp $288

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
624 Percy Brown Rd Thibodaux, LA	1.0–3.0	1.0–2.0	1085	$3,065	$2.82	45d	29	1.16mi

Listing history 15 events

1. 2026-06-19
   days on market $176,000 Active 18 DOM
2. 2026-06-18
   days on market $176,000 Active 17 DOM
3. 2026-06-17
   days on market $176,000 Active 16 DOM
4. 2026-06-16
   days on market $176,000 Active 15 DOM
5. 2026-06-15
   days on market $176,000 Active 14 DOM
6. 2026-06-14
   days on market $176,000 Active 12 DOM
7. 2026-06-13
   days on market $176,000 Active 11 DOM
8. 2026-06-10
   days on market $176,000 Active 9 DOM
9. 2026-06-09
   days on market $176,000 Active 8 DOM
10. 2026-06-08
    days on market $176,000 Active 7 DOM
11. 2026-06-07
    days on market $176,000 Active 6 DOM
12. 2026-06-05
    days on market $176,000 Active 3 DOM
13. 2026-06-03
    days on market $176,000 Active 2 DOM
14. 2026-06-02
    remarks 699-char remark
15. 2026-06-02
    listed $176,000 Active 1 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: $1,124 · $94/mo
• Projected year-2 tax: $1,124 · $94/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: $22,323
• − Mortgage interest: −$9,859
• − Property taxes: −$1,124
• − Insurance: −$880
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$5,120
• Taxable income: $1,769
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $4,131/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

• 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

-98.7% since first listed

23 events — show timeline

• 2026-06-02 Listed for Rent $1,600 RAAMLS
• 2026-06-02 Rental Removed $1,600 GBRMLS
• 2026-06-02 Listed for Rent $1,600 GBRMLS
• 2026-06-01 Listed $176,000 GBRMLS
• 2026-06-01 Listed $176,000 AcadianaMLS
• 2025-06-06 Rental Removed $1,600 GBRMLS
• 2025-05-21 Listed for Rent $1,600 GBRMLS
• 2022-10-17 Sold (Public Records) $157,000 Public Records
• 2022-10-14 Sold (MLS) — GBRMLS
• 2022-10-14 Sold (MLS) — GSREIN
• 2022-09-06 Listed $165,000 GSREIN
• 2022-09-06 Listed $165,000 AcadianaMLS
• 2022-08-12 Listed $165,000 AcadianaMLS
• 2022-08-12 Listed $165,000 GBRMLS
• 2021-06-01 Sold (Public Records) $151,500 Public Records
• 2021-05-26 Sold (MLS) — GBRMLS
• 2021-04-20 Listed $150,000 AcadianaMLS
• 2021-04-20 Listed $150,000 GBRMLS
• 2017-09-20 Sold (Public Records) $104,000 Public Records
• 2013-07-18 Sold (Public Records) $107,000 Public Records
• 2013-05-01 Listed $110,000 AcadianaMLS
• 2010-07-09 Listed $125,000 AcadianaMLS
• 2010-07-09 Listed $125,000 GBRMLS

Property tax history

+2.9%/yr

Latest (2024): $1,124 · +1.8% YoY. Source: county tax records.