610 Willow St · Thibodaux, LA 70301

$120,000

2 bd · 1.0 ba · 957 sqft · SingleFamily · 193 Days on market

Built 1968 Fair condition 4,961 sqft lot $125/sqft · 14% below area Est $140k · 14% under

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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 +20.8/30.0
• ARV discount +14.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2 bedroom, 1 bathroom home that is currently a successful rental property and full of potential! Whether you're an investor looking to expand your portfolio or a first-time home buyer seeking an affordable place to call your own, this home checks those boxes. Enjoy a functional layout, comfortable living spaces, and a convenient location. An excellent opportunity with room to grow and the seller is also offering 608 Willow St., making it even easier for investors looking to scale! Schedule your showing today!

Key facts

• 4,961 sq ft lot
• 2 parking spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; 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

• 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $140,253
• List price: $120,000
• Delta: -14.44%
• 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
104 Tupelo St	0.16mi	2/1.0	901 (-6%)	5mo	$165,000	$183	79
634 Olive St	0.05mi	2/1.0	1,015 (+6%)	11mo	$65,000	$64	78
1026 Henderson St	0.45mi	2/1.0	969 (+1%)	4mo	$25,120	$26	74
114 unit B Landry St	0.26mi	1/1.0 (-1)	898 (-6%)	5mo	$132,500	$148	69
516 Cypress St	0.18mi	2/1.0	881 (-8%)	12mo	$123,000	$140	68
536 West 8th St	0.42mi	2/1.5	1,001 (+5%)	3mo	$165,000	$165	68
107 Vallery St	0.57mi	2/1.0	920 (-4%)	1mo	$155,000	$168	66
531 West 8th St	0.43mi	2/2.0	970 (+1%)	10mo	$145,000	$149	65
603 Magnolia St	0.13mi	2/2.0	1,090 (+14%)	3mo	$160,000	$147	64
615 Pine St	0.16mi	2/1.0	847 (-12%)	11mo	$110,000	$130	64
1000 Caroline St	0.50mi	2/1.5	975 (+2%)	11mo	$147,500	$151	62
616 Locust St	0.24mi	3/1.0 (+1)	1,036 (+8%)	10mo	$19,900	$19	62

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-9,002
• Equity at exit: $17,892

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $5,306
• Equity at exit: $10,375

Cash invested: $33,600 (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: $1,259 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $166

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 82%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Sycamore St Thibodaux, LA	2.0	1.0	800	$1,100	$1.38	44d	1	0.16mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,200	$1.28	44d	6	0.70mi
1300 Louise St Thibodaux, LA	2.0	1.5	808	$1,200	$1.49	44d	2	0.79mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	44d	1	0.93mi
1712 Ridgefield Ave Unit A Thibodaux, LA	2.0	1.0	900	$1,100	$1.22	44d	1	1.12mi
2314 Saint Bernard St Thibodaux, LA	2.0	1.5	909	$1,300	$1.43	44d	1	1.17mi
1318 Ledet St Unit 2 Bed/15 Bath Thibodaux, LA	2.0	1.5	925	$1,290	$1.39	44d	1	1.23mi

Listing history 23 events

1. 2026-06-19
   days on market $120,000 Active 193 DOM
2. 2026-06-18
   days on market $120,000 Active 192 DOM
3. 2026-06-17
   days on market $120,000 Active 191 DOM
4. 2026-06-16
   days on market $120,000 Active 190 DOM
5. 2026-06-15
   days on market $120,000 Active 189 DOM
6. 2026-06-14
   days on market $120,000 Active 187 DOM
7. 2026-06-13
   days on market $120,000 Active 186 DOM
8. 2026-06-10
   days on market $120,000 Active 184 DOM
9. 2026-06-09
   days on market $120,000 Active 183 DOM
10. 2026-06-08
    days on market $120,000 Active 182 DOM
11. 2026-06-07
    days on market $120,000 Active 181 DOM
12. 2026-06-05
    days on market $120,000 Active 178 DOM
13. 2026-06-03
    days on market $120,000 Active 177 DOM
14. 2026-06-02
    days on market $120,000 Active 176 DOM
15. 2026-06-01
    days on market $120,000 Active 175 DOM
16. 2026-05-31
    days on market $120,000 Active 174 DOM
17. 2026-05-30
    days on market $120,000 Active 173 DOM
18. 2026-03-20
    price $120,000 539-char remark

    Show marketing remark (540 chars)

    Welcome to this charming 2 bedroom, 1 bathroom home that is currently a successful rental property and full of potential! Whether you're an investor looking to expand your portfolio or a first-time home buyer seeking an affordable place to call your own, this home checks those boxes. Enjoy a functional layout, comfortable living spaces, and a convenient location. An excellent opportunity with room to grow and the seller is also offering 608 Willow St. , making it even easier for investors looking to scale! Schedule your showing today!

19. 2026-03-20
    price $120,000 540-char remark

    Show marketing remark (540 chars)

    Welcome to this charming 2 bedroom, 1 bathroom home that is currently a successful rental property and full of potential! Whether you're an investor looking to expand your portfolio or a first-time home buyer seeking an affordable place to call your own, this home checks those boxes. Enjoy a functional layout, comfortable living spaces, and a convenient location. An excellent opportunity with room to grow and the seller is also offering 608 Willow St. , making it even easier for investors looking to scale! Schedule your showing today!

20. 2025-12-08
    listed $130,000 Active 540-char remark

    Show marketing remark (539 chars)

    Welcome to this charming 2 bedroom, 1 bathroom home that is currently a successful rental property and full of potential! Whether you're an investor looking to expand your portfolio or a first-time home buyer seeking an affordable place to call your own, this home checks those boxes. Enjoy a functional layout, comfortable living spaces, and a convenient location. An excellent opportunity with room to grow and the seller is also offering 608 Willow St., making it even easier for investors looking to scale! Schedule your showing today!

21. 2025-12-08
    listed $130,000 Active 539-char remark

    Show marketing remark (539 chars)

    Welcome to this charming 2 bedroom, 1 bathroom home that is currently a successful rental property and full of potential! Whether you're an investor looking to expand your portfolio or a first-time home buyer seeking an affordable place to call your own, this home checks those boxes. Enjoy a functional layout, comfortable living spaces, and a convenient location. An excellent opportunity with room to grow and the seller is also offering 608 Willow St., making it even easier for investors looking to scale! Schedule your showing today!

22. 2020-11-13
    listed $98,000
23. 2020-11-13
    listed $98,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% 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: $15,113
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,491
• Taxable income: $82
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $1,968/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 · 6 photos

Fair 45/100 Moderate rehab

This home is in fair condition with moderate rehab needs. It has potential for increased value with exterior painting and flooring updates.

Repairs flagged

• Minor exterior paint — brick siding shows some wear
• Minor kitchen flooring — tile flooring may need cleaning or minor repairs
• Minor bathroom flooring — tile flooring may need cleaning or minor repairs

Value-add opportunities

• Both paint exterior — Fresh paint can improve curb appeal and home value
• Both update kitchen flooring — New flooring can enhance the kitchen's appearance and functionality
• Both update bathroom flooring — New flooring can enhance the bathroom's appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · brick siding shows some wear	Minor	$500–3,000
kitchen flooring · tile flooring may need cleaning or minor repairs	Minor	$500–3,000
bathroom flooring · tile flooring may need cleaning or minor repairs	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint exterior — Fresh paint can improve curb appeal and home value ↑
• Both update kitchen flooring — New flooring can enhance the kitchen's appearance and functionality ↑
• Both update bathroom flooring — New flooring can enhance the bathroom's appearance and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+22.4% since first listed

6 events — show timeline

• 2026-03-20 Price Changed $120,000 AcadianaMLS
• 2026-03-20 Price Changed $120,000 GBRMLS
• 2025-12-08 Listed $130,000 GBRMLS
• 2025-12-08 Listed $130,000 AcadianaMLS
• 2020-11-13 Listed $98,000 AcadianaMLS
• 2020-11-13 Listed $98,000 GBRMLS