2129 Saint Mary St · Thibodaux, LA 70301

$90,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 83 Days on market

Built 1980 Fair condition 0.42 ac lot $85/sqft · 61% below area

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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
• 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

Charming 3-bedroom, 1-bath home situated on a large highway-front lot with plenty of potential! Surrounded by beautiful mature oak trees, this property offers great curb appeal and endless possibilities for the right buyer. Whether you are looking for a starter home, investment property, or a place to customize and make your own, this home is full of opportunity. Spacious outdoor area with room to expand, entertain, or enjoy the peaceful setting. Convenient location with easy access to nearby amenities. Ready for new owners to bring their vision to life!

Key facts

• Mature oak trees
• Convenient location
• 0.42 acre lot

Tags

• MATURE OAK TREES
• SPACIOUS OUTDOOR AREA
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 3.9% 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); 615 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (22%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.72% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.24%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

• ARV (median comp): $192,550
• List price: $90,000
• Delta: -53.26%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Cherry Dr	1.37mi	3/2.0	1,124 (+6%)	3mo	$189,000	$168	48
317 Greenwood Plantation Rd	1.28mi	3/1.0	1,100 (+4%)	13mo	$195,000	$177	47
209 Cherry Dr	1.36mi	2/1.0 (-1)	1,159 (+10%)	7mo	$199,000	$172	38
145 Bently Dr	1.37mi	3/2.0	1,200 (+14%)	15mo	$130,000	$108	26
207 Bentley Dr	1.24mi	3/2.0	1,216 (+15%)	15mo	$114,900	$94	23
257 Southern Cir	1.47mi	3/2.0	1,230 (+16%)	30mo	$205,000	$167	16

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: 24.8%
• Equity multiple: 2.02×
• Total profit: $25,709
• Equity at exit: $13,419

10-year hold

• IRR: 32.5%
• Equity multiple: 3.93×
• Total profit: $73,837
• Equity at exit: $7,782

Cash invested: $25,200 (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: 615
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $635

Break-even live

Break-even rent $741

Max offer price $90,000

Occupancy floor 54%

Sensitivity live

Price	-10% $686	-5% $661	+0% $635	+5% $610	+10% $584
Rent	-10% $513	-5% $574	+0% $635	+5% $696	+10% $757
Rate	-1.0pp $680	-0.5pp $658	base $635	+0.5pp $612	+1.0pp $588

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Septic tank sewer
• Home design: Detached single-family residenceResidential property
• Construction: Vinyl sidingPier and block foundation
• Exterior features: Lot approximately 0.42 acresLot dimensions about 115 x 160Large lot (approximately 18,295 sq ft)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Central heatingCentral air conditioning

Listing history 46 events

1. 2026-07-31
   days on market $90,000 Active 83 DOM
2. 2026-07-29
   days on market $90,000 Active 81 DOM
3. 2026-07-27
   days on market $90,000 Active 79 DOM
4. 2026-07-25
   days on market $90,000 Active 77 DOM
5. 2026-07-23
   days on market $90,000 Active 75 DOM
6. 2026-07-22
   days on market $90,000 Active 74 DOM
7. 2026-07-21
   days on market $90,000 Active 73 DOM
8. 2026-07-18
   days on market $90,000 Active 70 DOM
9. 2026-07-16
   days on market $90,000 Active 68 DOM
10. 2026-07-16
    days on market $90,000 Active 67 DOM
11. 2026-07-14
    days on market $90,000 Active 66 DOM
12. 2026-07-13
    days on market $90,000 Active 65 DOM
13. 2026-07-12
    days on market $90,000 Active 64 DOM
14. 2026-07-11
    days on market $90,000 Active 63 DOM
15. 2026-07-10
    days on market $90,000 Active 62 DOM
16. 2026-07-09
    days on market $90,000 Active 61 DOM
17. 2026-07-08
    days on market $90,000 Active 60 DOM
18. 2026-07-07
    days on market $90,000 Active 59 DOM
19. 2026-07-06
    days on market $90,000 Active 58 DOM
20. 2026-07-05
    days on market $90,000 Active 57 DOM
21. 2026-07-04
    days on market $90,000 Active 56 DOM
22. 2026-07-03
    days on market $90,000 Active 55 DOM
23. 2026-07-03
    price $90,000 Active 54 DOM
24. 2026-07-02
    days on market $115,000 Active 54 DOM
25. 2026-07-01
    days on market $115,000 Active 53 DOM
26. 2026-06-30
    days on market $115,000 Active 52 DOM
27. 2026-06-29
    days on market $115,000 Active 51 DOM
28. 2026-06-28
    days on market $115,000 Active 50 DOM
29. 2026-06-28
    days on market $115,000 Active 49 DOM
30. 2026-06-27
    days on market $115,000 Active 48 DOM
31. 2026-06-26
    days on market $115,000 Active 47 DOM
32. 2026-06-23
    days on market $115,000 Active 44 DOM
33. 2026-06-22
    days on market $115,000 Active 43 DOM
34. 2026-06-19
    days on market $115,000 Active 41 DOM
35. 2026-06-18
    days on market $115,000 Active 40 DOM
36. 2026-06-17
    days on market $115,000 Active 39 DOM
37. 2026-06-16
    days on market $115,000 Active 38 DOM
38. 2026-06-15
    statusdays on market $115,000 Active 37 DOM

    Show marketing remark (560 chars)

    Charming 3-bedroom, 1-bath home situated on a large highway-front lot with plenty of potential! Surrounded by beautiful mature oak trees, this property offers great curb appeal and endless possibilities for the right buyer. Whether you are looking for a starter home, investment property, or a place to customize and make your own, this home is full of opportunity. Spacious outdoor area with room to expand, entertain, or enjoy the peaceful setting. Convenient location with easy access to nearby amenities. Ready for new owners to bring their vision to life!

39. 2026-06-05
    statusdays on market $115,000 Pending 36 DOM

    Show marketing remark (560 chars)

    Charming 3-bedroom, 1-bath home situated on a large highway-front lot with plenty of potential! Surrounded by beautiful mature oak trees, this property offers great curb appeal and endless possibilities for the right buyer. Whether you are looking for a starter home, investment property, or a place to customize and make your own, this home is full of opportunity. Spacious outdoor area with room to expand, entertain, or enjoy the peaceful setting. Convenient location with easy access to nearby amenities. Ready for new owners to bring their vision to life!

40. 2026-06-03
    days on market $115,000 Active 35 DOM
41. 2026-06-02
    days on market $115,000 Active 34 DOM
42. 2026-06-01
    days on market $115,000 Active 33 DOM
43. 2026-05-31
    days on market $115,000 Active 32 DOM
44. 2026-05-30
    days on market $115,000 Active 31 DOM
45. 2026-04-29
    listed $115,000 Active 560-char remark

    Show marketing remark (560 chars)

    Charming 3-bedroom, 1-bath home situated on a large highway-front lot with plenty of potential! Surrounded by beautiful mature oak trees, this property offers great curb appeal and endless possibilities for the right buyer. Whether you are looking for a starter home, investment property, or a place to customize and make your own, this home is full of opportunity. Spacious outdoor area with room to expand, entertain, or enjoy the peaceful setting. Convenient location with easy access to nearby amenities. Ready for new owners to bring their vision to life!

46. 2026-04-29
    listed $115,000 Active 560-char remark

    Show marketing remark (560 chars)

    Charming 3-bedroom, 1-bath home situated on a large highway-front lot with plenty of potential! Surrounded by beautiful mature oak trees, this property offers great curb appeal and endless possibilities for the right buyer. Whether you are looking for a starter home, investment property, or a place to customize and make your own, this home is full of opportunity. Spacious outdoor area with room to expand, entertain, or enjoy the peaceful setting. Convenient location with easy access to nearby amenities. Ready for new owners to bring their vision to life!

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $915 · $76/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: $18,543
• − Mortgage interest: −$5,041
• − Property taxes: −$915
• − Insurance: −$450
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$2,618
• Taxable income: $6,552
• Est. tax owed @ 24.0%: −$1,572
• After-tax cash flow: $6,048/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $26,400–$47,520 screening

The home is in fair condition with some minor repairs and maintenance needed. Upgrading the interior walls, flooring, and HVAC system can significantly increase its resale and rental value.

Components & finishes AI

Roof metal · good Flooring tile

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — visible rust and corrosion on roof

Repairs flagged

• Minor Exterior siding — There is some discoloration and minor wear on the exterior siding.
• Minor Kitchen flooring — The kitchen flooring appears to have some wear and tear.
• Minor Bathroom flooring — The bathroom flooring also appears to have some wear and tear.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers. ↑
• Resale Replace kitchen flooring — New flooring can improve the home's overall appearance and make it more appealing to potential buyers. ↑
• Resale Replace bathroom flooring — New flooring can improve the home's overall appearance and make it more appealing to potential buyers. ↑
• Rental Upgrade HVAC system — A new HVAC system can improve energy efficiency and comfort, making the home more attractive to renters. ↑

ⓘ 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

• 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%
• Common ancestry: Lithuanian 18% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• 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: 4 parking spaces
• Utilities: Septic tank sewer
• Home design: Detached single-family residenceResidential property
• Construction: Vinyl sidingPier and block foundation
• Exterior features: Lot approximately 0.42 acresLot dimensions about 115 x 160Large lot (approximately 18,295 sq ft)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Central heatingCentral air conditioning

Price history

+0.0% since first listed

6 events — show timeline

• 2026-06-15 Relisted — AcadianaMLS
• 2026-06-15 Relisted — GBRMLS
• 2026-06-05 Pending — AcadianaMLS
• 2026-06-05 Pending — GBRMLS
• 2026-04-29 Listed $115,000 GBRMLS
• 2026-04-29 Listed $115,000 AcadianaMLS

Property tax history

+11.2%/yr

Latest (2024): $915 · +1.7% YoY. Source: county tax records.