1816 Himalaya Ave · Schriever, LA 70301

$130,000

3 bd · 2.0 ba · 1,268 sqft · Manufactured · 45 Days on market

Built 1993 0.34 ac lot $103/sqft · 37% below area Est $205k · 37% under

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +5.9/10.0
• Schools +3.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1816 Himalaya Ave in Thibodaux, where comfort, space, and affordability all shake hands under one roof. ???? Situated on an oversized lot with a huge backyard that feels like your own private green field, this well-maintained 3-bedroom, 2-bath home offers room to spread out both inside and out. From the moment you pull up, the fenced front entry adds privacy and charm, while the spacious covered porch invites you to slow down and stay awhile. Inside, you'll find a warm and inviting layout with generous living spaces, updated flooring, and an open flow between the living, kitchen, and dining areas that makes everyday living easy. The kitchen offers abundant cabinet space, stainless appliances, and plenty of room for gathering around good food and even better conversation. The oversized primary suite features a large ensuite bath complete with double vanities, soaking tub, and separate shower. Additional bedrooms provide flexibility for guests, hobbies, office space, or growing needs. Step outside and the property really opens up. The backyard is a standout feature with plenty of room for entertaining, gardening, pets, play equipment, additional storage, or future possibilities. The covered outdoor area creates the perfect setup for weekend cookouts, LSU game days, or simply enjoying a quiet evening outdoors. ???? At just $130,000, this property delivers exceptional value for buyers looking for space, functionality, and a move-in ready opportunity in Thibodaux. Whether you're searching for your first home, your next home, or an investment opportunity, 1816 Himalaya Ave deserves a spot on your must-see list.

Key facts

• 0.34 acre lot
• 4 parking spots
• Built 1993

Property features AI

Finance

• Other: Subdivision: Ridgefield Heights

Exterior

• Parking: 4 parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single family residence (detached); One story
• Construction: Vinyl siding; Metal roof
• Exterior features: Porch; Wood and wire fencing; Level lot

Interior

• Kitchen: Range; Oven; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.5% in Schriever — 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 63/100 on livability (#201 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Terrebonne Parish (other): math 32% / reading 46% proficiency, ranked #23 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 513 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y 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.
• Current owner paid $68k; list at $130k implies a 93% gain — meaningful room to come down on a strong offer.

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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.41%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (median comp): $205,488
• List price: $130,000
• Delta: -36.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $778
• Equity at exit: $19,383

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $28,257
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$682
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $346

Break-even live

Break-even rent $984

Max offer price $130,000

Occupancy floor 71%

Sensitivity live

Price	-10% $420	-5% $383	+0% $346	+5% $309	+10% $272
Rent	-10% $234	-5% $290	+0% $346	+5% $402	+10% $458
Rate	-1.0pp $412	-0.5pp $379	base $346	+0.5pp $312	+1.0pp $278

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1712 Ridgefield Ave Unit A Thibodaux, LA	2.0	1.0	900	$1,100	$1.22	44d	1	0.23mi
1318 Ledet St Unit 2 Bed/15 Bath Thibodaux, LA	2.0	1.5	925	$1,290	$1.39	44d	1	0.61mi
106 Beham Ct Thibodaux, LA	3.0	2.0	1100	$1,350	$1.23	44d	1	0.66mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	44d	1	0.96mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,325	$1.41	44d	6	0.99mi
304 Bradford St Thibodaux, LA	3.0	1.0	1400	$1,150	$0.82	44d	1	1.02mi
624 Percy Brown Rd Thibodaux, LA	1.0–3.0	1.0–2.0	1085	$3,065	$2.82	44d	29	1.27mi
2314 Saint Bernard St Thibodaux, LA	2.0	1.5	909	$1,300	$1.43	44d	1	1.48mi

Listing history 31 events

1. 2026-06-21
   days on market $130,000 Active 45 DOM
2. 2026-06-19
   days on market $130,000 Active 43 DOM
3. 2026-06-18
   days on market $130,000 Active 42 DOM
4. 2026-06-17
   days on market $130,000 Active 41 DOM
5. 2026-06-16
   days on market $130,000 Active 40 DOM
6. 2026-06-15
   days on market $130,000 Active 39 DOM
7. 2026-06-14
   days on market $130,000 Active 37 DOM
8. 2026-06-13
   days on market $130,000 Active 36 DOM
9. 2026-06-10
   days on market $130,000 Active 34 DOM
10. 2026-06-09
    days on market $130,000 Active 33 DOM
11. 2026-06-08
    days on market $130,000 Active 32 DOM
12. 2026-06-07
    days on market $130,000 Active 31 DOM
13. 2026-06-05
    days on market $130,000 Active 28 DOM
14. 2026-06-03
    days on market $130,000 Active 27 DOM
15. 2026-06-02
    days on market $130,000 Active 26 DOM
16. 2026-06-01
    days on market $130,000 Active 25 DOM
17. 2026-05-31
    days on market $130,000 Active 24 DOM
18. 2026-05-30
    days on market $130,000 Active 23 DOM
19. 2026-05-07
    listed $130,000 Active 1643-char remark

    Show marketing remark (1643 chars)

    Welcome to 1816 Himalaya Ave in Thibodaux, where comfort, space, and affordability all shake hands under one roof. ???? Situated on an oversized lot with a huge backyard that feels like your own private green field, this well-maintained 3-bedroom, 2-bath home offers room to spread out both inside and out. From the moment you pull up, the fenced front entry adds privacy and charm, while the spacious covered porch invites you to slow down and stay awhile. Inside, you'll find a warm and inviting layout with generous living spaces, updated flooring, and an open flow between the living, kitchen, and dining areas that makes everyday living easy. The kitchen offers abundant cabinet space, stainless appliances, and plenty of room for gathering around good food and even better conversation. The oversized primary suite features a large ensuite bath complete with double vanities, soaking tub, and separate shower. Additional bedrooms provide flexibility for guests, hobbies, office space, or growing needs. Step outside and the property really opens up. The backyard is a standout feature with plenty of room for entertaining, gardening, pets, play equipment, additional storage, or future possibilities. The covered outdoor area creates the perfect setup for weekend cookouts, LSU game days, or simply enjoying a quiet evening outdoors. ???? At just $130,000, this property delivers exceptional value for buyers looking for space, functionality, and a move-in ready opportunity in Thibodaux. Whether you're searching for your first home, your next home, or an investment opportunity, 1816 Himalaya Ave deserves a spot on your must-see list.

20. 2026-05-07
    listed $130,000 Active 1651-char remark

    Show marketing remark (1643 chars)

    Welcome to 1816 Himalaya Ave in Thibodaux, where comfort, space, and affordability all shake hands under one roof. ???? Situated on an oversized lot with a huge backyard that feels like your own private green field, this well-maintained 3-bedroom, 2-bath home offers room to spread out both inside and out. From the moment you pull up, the fenced front entry adds privacy and charm, while the spacious covered porch invites you to slow down and stay awhile. Inside, you'll find a warm and inviting layout with generous living spaces, updated flooring, and an open flow between the living, kitchen, and dining areas that makes everyday living easy. The kitchen offers abundant cabinet space, stainless appliances, and plenty of room for gathering around good food and even better conversation. The oversized primary suite features a large ensuite bath complete with double vanities, soaking tub, and separate shower. Additional bedrooms provide flexibility for guests, hobbies, office space, or growing needs. Step outside and the property really opens up. The backyard is a standout feature with plenty of room for entertaining, gardening, pets, play equipment, additional storage, or future possibilities. The covered outdoor area creates the perfect setup for weekend cookouts, LSU game days, or simply enjoying a quiet evening outdoors. ???? At just $130,000, this property delivers exceptional value for buyers looking for space, functionality, and a move-in ready opportunity in Thibodaux. Whether you're searching for your first home, your next home, or an investment opportunity, 1816 Himalaya Ave deserves a spot on your must-see list.

21. 2021-01-19
    soldstatus

    Show marketing remark (246 chars)

    1993 General Mobile home with new paint, vinyl wood looking flooring, metal roof, and washer/dryer, range & fridge included. Home includes a garden tub/separate shower. Covered porch, on a large lot with shade tree and (mostly) fenced yard.

22. 2020-11-23
    listed $74,900

    Show marketing remark (246 chars)

    1993 General Mobile home with new paint, vinyl wood looking flooring, metal roof, and washer/dryer, range & fridge included. Home includes a garden tub/separate shower. Covered porch, on a large lot with shade tree and (mostly) fenced yard.

23. 2020-11-23
    listed $74,900

    Show marketing remark (246 chars)

    1993 General Mobile home with new paint, vinyl wood looking flooring, metal roof, and washer/dryer, range & fridge included. Home includes a garden tub/separate shower. Covered porch, on a large lot with shade tree and (mostly) fenced yard.

24. 2015-07-31
    soldstatus
25. 2015-07-31
    soldstatus $67,500
26. 2015-03-17
    listed $65,000
27. 2015-03-17
    listed $65,000
28. 2001-10-05
    soldstatus
29. 2001-10-03
    soldstatus $54,100
30. 2001-07-11
    listed $59,900
31. 2001-07-11
    listed $59,900

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$216/yr (+$18/mo · 43.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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: $17,066
• − Mortgage interest: −$7,282
• − Property taxes: −$499
• − Insurance: −$650
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$3,782
• Taxable income: $2,123
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $3,643/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: Terrebonne Parish
• NCES district ID: 2201740
• Math proficiency: 32% ▼ -36.00%
• Reading proficiency: 46% ▼ -30.00%
• Median HH income: $47,612
• Composite: 33.38/100
• National rank: #5480
• State rank: #23 of 98 in LA

Livability — Schriever

• Score: 63/100
• State rank: #201
• US rank: #15672

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schriever, LA
• County: Lafourche Parish · 50,095 people
• 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 (Terrebonne County) Hauer SSP2

• Today (2025): 118,724 people
• By 2030: 120,321 · +1.3%
• By 2040: 121,894 · +2.7%
• By 2050: 121,119 · +2.0%
• By 2075: 117,270 · -1.2%
• By 2100: 107,544 · -9.4%

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 · Terrebonne

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.3% · Other 1.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -40.9pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.0 2016: R+48.4 2012: R+41.2 2008: R+40.9

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

+117.0% since first listed

13 events — show timeline

• 2026-05-07 Listed $130,000 AcadianaMLS
• 2026-05-07 Listed $130,000 GBRMLS
• 2021-01-19 Sold (MLS) — GBRMLS
• 2020-11-23 Listed $74,900 AcadianaMLS
• 2020-11-23 Listed $74,900 GBRMLS
• 2015-07-31 Sold (Public Records) $67,500 Public Records
• 2015-07-31 Sold (MLS) — GBRMLS
• 2015-03-17 Listed $65,000 GBRMLS
• 2015-03-17 Listed $65,000 AcadianaMLS
• 2001-10-05 Sold (MLS) — GBRMLS
• 2001-10-03 Sold (Public Records) $54,100 Public Records
• 2001-07-11 Listed $59,900 GBRMLS
• 2001-07-11 Listed $59,900 AcadianaMLS

Property tax history

+0.3%/yr

Latest (2025): $499 · -5.2% YoY. Source: county tax records.