1708 Midland Dr · Thibodaux, LA 70301

$68,900

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 222 Days on market

Built 1975 4,791 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 1708 Midland Dr. in Thibodaux! This 3 bedroom, 1 bath home offers great potential and is ready for its new owner. Step inside through the living room, with the kitchen and dining area providing views of the backyard. The kitchen includes plenty of cabinet space for everyday storage and refrigerator to remain. All bedrooms are comfortably sized, and a 6x8 storage area adds extra functionality. While the home does need some updating, major systems are already taken care of, including a new roof (2.5 years old), HVAC (2 years old), and water heater (10 months old). Outside, enjoy a covered carport and a backyard that's easy to make your own. Vacant and ready to show, schedule your private showing today!

Key facts

• Hvac
• Water heater
• 6x8 storage area

Tags

• PLENTY OF CABINET SPACE
• REFRIGERATOR TO REMAIN
• 6X8 STORAGE AREA
• NEW ROOF
• HVAC
• WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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.
• 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); 515 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $476 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $21k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $60,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 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 1975 — 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: 2.07% ✓
• Cap rate: 18.27%
• Cash-on-cash: 42.79%
• DSCR: 2.90
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $164,288
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1313 Lee Dr	0.34mi	3/2.0	1,090 (+0%)	6mo	$185,000	$170	75
1202 Julia St	0.30mi	2/1.0 (-1)	1,154 (+6%)	16mo	$188,000	$163	58
616 Locust St	0.64mi	3/1.0	1,036 (-5%)	10mo	$19,900	$19	54
1116 East Camellia Dr	0.27mi	2/1.0 (-1)	1,009 (-7%)	21mo	$170,000	$168	53
518 Poplar St	0.70mi	3/1.0	1,141 (+5%)	14mo	$140,000	$123	48
809 Parish Rd	0.46mi	3/1.5	1,228 (+13%)	12mo	$185,000	$151	45
108 Apricot St	0.58mi	2/1.0 (-1)	1,130 (+4%)	22mo	$163,900	$145	43
901 Hickory St	0.63mi	2/1.0 (-1)	1,009 (-7%)	17mo	$155,000	$154	39
603 Poplar St	0.64mi	3/1.5	1,250 (+15%)	22mo	$130,000	$104	25

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: 39.5%
• Equity multiple: 2.68×
• Total profit: $32,506
• Equity at exit: $10,273

10-year hold

• IRR: 45.8%
• Equity multiple: 5.36×
• Total profit: $84,136
• Equity at exit: $5,957

Cash invested: $19,292 (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: 515
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$361
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $688

Break-even live

Break-even rent $558

Max offer price $68,900

Occupancy floor 47%

Sensitivity live

Price	-10% $727	-5% $707	+0% $688	+5% $668	+10% $649
Rent	-10% $575	-5% $631	+0% $688	+5% $744	+10% $801
Rate	-1.0pp $723	-0.5pp $705	base $688	+0.5pp $670	+1.0pp $652

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2314 Saint Bernard St Thibodaux, LA	2.0	1.5	909	$1,300	$1.43	45d	1	0.31mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,325	$1.41	45d	6	0.43mi
1300 Louise St Thibodaux, LA	2.0	1.5	808	$1,200	$1.49	45d	2	0.45mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	45d	1	0.47mi
610 Sycamore St Thibodaux, LA	2.0	1.0	800	$1,100	$1.38	45d	1	0.75mi
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	45d	1	1.05mi
1712 Ridgefield Ave Unit A Thibodaux, LA	2.0	1.0	900	$1,100	$1.22	45d	1	1.33mi

Listing history 13 events

1. 2026-04-15
   status Pending 720-char remark

   Show marketing remark (720 chars)

   Welcome to 1708 Midland Dr. in Thibodaux! This 3 bedroom, 1 bath home offers great potential and is ready for its new owner. Step inside through the living room, with the kitchen and dining area providing views of the backyard. The kitchen includes plenty of cabinet space for everyday storage and refrigerator to remain. All bedrooms are comfortably sized, and a 6x8 storage area adds extra functionality. While the home does need some updating, major systems are already taken care of, including a new roof (2.5 years old), HVAC (2 years old), and water heater (10 months old). Outside, enjoy a covered carport and a backyard that's easy to make your own. Vacant and ready to show, schedule your private showing today!

2. 2026-04-15
   status Pending

   Show marketing remark (720 chars)

   Welcome to 1708 Midland Dr. in Thibodaux! This 3 bedroom, 1 bath home offers great potential and is ready for its new owner. Step inside through the living room, with the kitchen and dining area providing views of the backyard. The kitchen includes plenty of cabinet space for everyday storage and refrigerator to remain. All bedrooms are comfortably sized, and a 6x8 storage area adds extra functionality. While the home does need some updating, major systems are already taken care of, including a new roof (2.5 years old), HVAC (2 years old), and water heater (10 months old). Outside, enjoy a covered carport and a backyard that's easy to make your own. Vacant and ready to show, schedule your private showing today!

3. 2026-03-13
   price $68,900 720-char remark

   Show marketing remark (720 chars)

   Welcome to 1708 Midland Dr. in Thibodaux! This 3 bedroom, 1 bath home offers great potential and is ready for its new owner. Step inside through the living room, with the kitchen and dining area providing views of the backyard. The kitchen includes plenty of cabinet space for everyday storage and refrigerator to remain. All bedrooms are comfortably sized, and a 6x8 storage area adds extra functionality. While the home does need some updating, major systems are already taken care of, including a new roof (2.5 years old), HVAC (2 years old), and water heater (10 months old). Outside, enjoy a covered carport and a backyard that's easy to make your own. Vacant and ready to show, schedule your private showing today!

4. 2026-03-13
   price $68,900

   Show marketing remark (720 chars)

   Welcome to 1708 Midland Dr. in Thibodaux! This 3 bedroom, 1 bath home offers great potential and is ready for its new owner. Step inside through the living room, with the kitchen and dining area providing views of the backyard. The kitchen includes plenty of cabinet space for everyday storage and refrigerator to remain. All bedrooms are comfortably sized, and a 6x8 storage area adds extra functionality. While the home does need some updating, major systems are already taken care of, including a new roof (2.5 years old), HVAC (2 years old), and water heater (10 months old). Outside, enjoy a covered carport and a backyard that's easy to make your own. Vacant and ready to show, schedule your private showing today!

5. 2025-12-01
   price $75,000 720-char remark

   Show marketing remark (720 chars)

   Welcome to 1708 Midland Dr. in Thibodaux! This 3 bedroom, 1 bath home offers great potential and is ready for its new owner. Step inside through the living room, with the kitchen and dining area providing views of the backyard. The kitchen includes plenty of cabinet space for everyday storage and refrigerator to remain. All bedrooms are comfortably sized, and a 6x8 storage area adds extra functionality. While the home does need some updating, major systems are already taken care of, including a new roof (2.5 years old), HVAC (2 years old), and water heater (10 months old). Outside, enjoy a covered carport and a backyard that's easy to make your own. Vacant and ready to show, schedule your private showing today!

6. 2025-12-01
   price $75,000

   Show marketing remark (720 chars)

   Welcome to 1708 Midland Dr. in Thibodaux! This 3 bedroom, 1 bath home offers great potential and is ready for its new owner. Step inside through the living room, with the kitchen and dining area providing views of the backyard. The kitchen includes plenty of cabinet space for everyday storage and refrigerator to remain. All bedrooms are comfortably sized, and a 6x8 storage area adds extra functionality. While the home does need some updating, major systems are already taken care of, including a new roof (2.5 years old), HVAC (2 years old), and water heater (10 months old). Outside, enjoy a covered carport and a backyard that's easy to make your own. Vacant and ready to show, schedule your private showing today!

7. 2025-10-16
   price $80,000 720-char remark

   Show marketing remark (720 chars)

   Welcome to 1708 Midland Dr. in Thibodaux! This 3 bedroom, 1 bath home offers great potential and is ready for its new owner. Step inside through the living room, with the kitchen and dining area providing views of the backyard. The kitchen includes plenty of cabinet space for everyday storage and refrigerator to remain. All bedrooms are comfortably sized, and a 6x8 storage area adds extra functionality. While the home does need some updating, major systems are already taken care of, including a new roof (2.5 years old), HVAC (2 years old), and water heater (10 months old). Outside, enjoy a covered carport and a backyard that's easy to make your own. Vacant and ready to show, schedule your private showing today!

8. 2025-10-16
   price $80,000

   Show marketing remark (720 chars)

   Welcome to 1708 Midland Dr. in Thibodaux! This 3 bedroom, 1 bath home offers great potential and is ready for its new owner. Step inside through the living room, with the kitchen and dining area providing views of the backyard. The kitchen includes plenty of cabinet space for everyday storage and refrigerator to remain. All bedrooms are comfortably sized, and a 6x8 storage area adds extra functionality. While the home does need some updating, major systems are already taken care of, including a new roof (2.5 years old), HVAC (2 years old), and water heater (10 months old). Outside, enjoy a covered carport and a backyard that's easy to make your own. Vacant and ready to show, schedule your private showing today!

9. 2025-09-26
   price $85,000 720-char remark

   Show marketing remark (720 chars)

   Welcome to 1708 Midland Dr. in Thibodaux! This 3 bedroom, 1 bath home offers great potential and is ready for its new owner. Step inside through the living room, with the kitchen and dining area providing views of the backyard. The kitchen includes plenty of cabinet space for everyday storage and refrigerator to remain. All bedrooms are comfortably sized, and a 6x8 storage area adds extra functionality. While the home does need some updating, major systems are already taken care of, including a new roof (2.5 years old), HVAC (2 years old), and water heater (10 months old). Outside, enjoy a covered carport and a backyard that's easy to make your own. Vacant and ready to show, schedule your private showing today!

10. 2025-09-26
    price $85,000

    Show marketing remark (720 chars)

    Welcome to 1708 Midland Dr. in Thibodaux! This 3 bedroom, 1 bath home offers great potential and is ready for its new owner. Step inside through the living room, with the kitchen and dining area providing views of the backyard. The kitchen includes plenty of cabinet space for everyday storage and refrigerator to remain. All bedrooms are comfortably sized, and a 6x8 storage area adds extra functionality. While the home does need some updating, major systems are already taken care of, including a new roof (2.5 years old), HVAC (2 years old), and water heater (10 months old). Outside, enjoy a covered carport and a backyard that's easy to make your own. Vacant and ready to show, schedule your private showing today!

11. 2025-09-05
    listed $90,000 Active

    Show marketing remark (720 chars)

    Welcome to 1708 Midland Dr. in Thibodaux! This 3 bedroom, 1 bath home offers great potential and is ready for its new owner. Step inside through the living room, with the kitchen and dining area providing views of the backyard. The kitchen includes plenty of cabinet space for everyday storage and refrigerator to remain. All bedrooms are comfortably sized, and a 6x8 storage area adds extra functionality. While the home does need some updating, major systems are already taken care of, including a new roof (2.5 years old), HVAC (2 years old), and water heater (10 months old). Outside, enjoy a covered carport and a backyard that's easy to make your own. Vacant and ready to show, schedule your private showing today!

12. 2025-09-05
    listed $90,000 Active 720-char remark

    Show marketing remark (720 chars)

    Welcome to 1708 Midland Dr. in Thibodaux! This 3 bedroom, 1 bath home offers great potential and is ready for its new owner. Step inside through the living room, with the kitchen and dining area providing views of the backyard. The kitchen includes plenty of cabinet space for everyday storage and refrigerator to remain. All bedrooms are comfortably sized, and a 6x8 storage area adds extra functionality. While the home does need some updating, major systems are already taken care of, including a new roof (2.5 years old), HVAC (2 years old), and water heater (10 months old). Outside, enjoy a covered carport and a backyard that's easy to make your own. Vacant and ready to show, schedule your private showing today!

13. 2002-08-09
    listed $45,000

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $610 · $51/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 6/10 Major FEMA zone X · 66% 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: $17,146
• − Mortgage interest: −$3,859
• − Property taxes: −$610
• − Insurance: −$344
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$2,004
• Taxable income: $7,584
• Est. tax owed @ 24.0%: −$1,820
• After-tax cash flow: $6,435/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

+53.1% since first listed

13 events — show timeline

• 2026-04-15 Pending — AcadianaMLS
• 2026-04-15 Pending — GBRMLS
• 2026-03-13 Price Changed $68,900 AcadianaMLS
• 2026-03-13 Price Changed $68,900 GBRMLS
• 2025-12-01 Price Changed $75,000 AcadianaMLS
• 2025-12-01 Price Changed $75,000 GBRMLS
• 2025-10-16 Price Changed $80,000 AcadianaMLS
• 2025-10-16 Price Changed $80,000 GBRMLS
• 2025-09-26 Price Changed $85,000 AcadianaMLS
• 2025-09-26 Price Changed $85,000 GBRMLS
• 2025-09-05 Listed $90,000 GBRMLS
• 2025-09-05 Listed $90,000 AcadianaMLS
• 2002-08-09 Listed $45,000 AcadianaMLS

Property tax history

+1.4%/yr

Latest (2024): $610 · +1.5% YoY. Source: county tax records.