1831 Himalaya Ave · Schriever, LA 70301

$164,500

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 194 Days on market

Built 1966 0.33 ac lot Est $184k · 11% under

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Why this score? — see what drove the D+ 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 +15.8/30.0
• ARV discount +12.3/15.0
• DSCR +4.9/10.0
• Schools +3.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cottage-style 2-bedroom, 2-bath home in Thibodaux with a 22x30 carport and large backyard featuring a 9x10.5 storage shed. Well-maintained interior with a functional layout. Located on a dead-end street close to local amenities.

Key facts

• Large backyard
• Carport
• Storage shed

Tags

• CARPORT
• LARGE BACKYARD
• STORAGE SHED
• DEAD-END STREET
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: Carport with covered parking; Two carport spaces (two parking spaces total)
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Construction: Vinyl siding construction; Metal roof; One-story structure
• Exterior features: Private above-ground pool; Metal roof; Vinyl siding; Lot approximately 0.33 acres (60 x 240)

Interior

• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile and ceramic tile flooring; Laminate flooring; Ceiling fans
• Laundry & utility: Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $75 ($902/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (18.7% below list).
• Recommended offer: $134k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Zoned schools: Schriever Elementary School (math 32% / reading 47%, grade F, #224 of 646 statewide, top 37%, 447 students, 77% FRL); Evergreen Junior High School (math 21% / reading 46%, grade F, #100 of 218 statewide, top 47%, 699 students, 63% FRL); H. L. Bourgeois High School (math 37% / reading 38%, grade F, #93 of 265 statewide, top 36%, 1,411 students, 55% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 515 active listings in the ZIP; 8 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; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $16k (9%) 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 $133,788 (18.7% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $184,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1831 Himalaya Ave	0.00mi	2/2.0	1,039 (+8%)	1mo	$164,500	$158	86
158 Calumet St	0.13mi	3/2.0 (+1)	1,046 (+9%)	1mo	$201,030	$192	73
160 Calumet St	0.14mi	3/2.0 (+1)	1,051 (+10%)	0mo	$201,810	$192	72
166 Calumet St	0.16mi	3/2.0 (+1)	1,051 (+10%)	0mo	$201,805	$192	72
164 Calumet St	0.15mi	3/2.0 (+1)	1,046 (+9%)	3mo	$201,320	$192	70
1831 Badt Ave	0.35mi	2/2.0	1,013 (+6%)	5mo	$174,500	$172	70
128 Benjamin Dr	0.13mi	3/2.0 (+1)	1,046 (+9%)	8mo	$201,575	$193	68
126 Benjamin Dr	0.13mi	3/2.0 (+1)	1,051 (+10%)	8mo	$201,530	$192	66
105 Chenet Ave	0.42mi	2/1.0	970 (+1%)	11mo	$125,000	$129	66
122 Benjamin Dr	0.13mi	3/2.0 (+1)	1,076 (+12%)	9mo	$201,810	$188	61
162 Calumet St	0.15mi	3/2.0 (+1)	1,076 (+12%)	8mo	$201,810	$188	61
1408 Himalaya Ave	0.63mi	2/1.0	941 (-2%)	14mo	$169,000	$180	52

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-22,079
• Equity at exit: $24,527

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-13,917
• Equity at exit: $14,223

Cash invested: $46,060 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$863
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $75

Break-even live

Break-even rent $1,243

Max offer price $164,500

Occupancy floor 89%

Sensitivity live

Price	-10% $168	-5% $122	+0% $75	+5% $29	+10% $-18
Rent	-10% $-31	-5% $22	+0% $75	+5% $128	+10% $181
Rate	-1.0pp $158	-0.5pp $117	base $75	+0.5pp $33	+1.0pp $-11

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: $41,125
• Closing costs: $4,935
• 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	45d	1	0.30mi
106 Beham Ct Thibodaux, LA	3.0	2.0	1100	$1,350	$1.23	45d	1	0.58mi
1318 Ledet St Unit 2 Bed/15 Bath Thibodaux, LA	2.0	1.5	925	$1,290	$1.39	45d	1	0.64mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	45d	1	1.04mi
1300 Louise St Thibodaux, LA	2.0	1.5	808	$1,200	$1.49	45d	2	1.04mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,200	$1.28	45d	6	1.07mi
624 Percy Brown Rd Thibodaux, LA	1.0–3.0	1.0–2.0	1085	$2,208	$2.03	45d	29	1.22mi
610 Sycamore St Thibodaux, LA	2.0	1.0	800	$1,100	$1.38	45d	1	1.28mi

Listing history 23 events

1. 2026-05-02
   status Pending 228-char remark

   Show marketing remark (228 chars)

   Cottage-style 2-bedroom, 2-bath home in Thibodaux with a 22x30 carport and large backyard featuring a 9x10.5 storage shed. Well-maintained interior with a functional layout. Located on a dead-end street close to local amenities.

2. 2026-05-02
   status Pending

   Show marketing remark (228 chars)

   Cottage-style 2-bedroom, 2-bath home in Thibodaux with a 22x30 carport and large backyard featuring a 9x10.5 storage shed. Well-maintained interior with a functional layout. Located on a dead-end street close to local amenities.

3. 2026-04-24
   price $164,500 228-char remark

   Show marketing remark (228 chars)

   Cottage-style 2-bedroom, 2-bath home in Thibodaux with a 22x30 carport and large backyard featuring a 9x10.5 storage shed. Well-maintained interior with a functional layout. Located on a dead-end street close to local amenities.

4. 2026-04-24
   price $164,500

   Show marketing remark (228 chars)

   Cottage-style 2-bedroom, 2-bath home in Thibodaux with a 22x30 carport and large backyard featuring a 9x10.5 storage shed. Well-maintained interior with a functional layout. Located on a dead-end street close to local amenities.

5. 2026-01-12
   price $169,000 228-char remark

   Show marketing remark (228 chars)

   Cottage-style 2-bedroom, 2-bath home in Thibodaux with a 22x30 carport and large backyard featuring a 9x10.5 storage shed. Well-maintained interior with a functional layout. Located on a dead-end street close to local amenities.

6. 2026-01-12
   price $169,000

   Show marketing remark (228 chars)

   Cottage-style 2-bedroom, 2-bath home in Thibodaux with a 22x30 carport and large backyard featuring a 9x10.5 storage shed. Well-maintained interior with a functional layout. Located on a dead-end street close to local amenities.

7. 2025-12-07
   price $175,000 228-char remark

   Show marketing remark (228 chars)

   Cottage-style 2-bedroom, 2-bath home in Thibodaux with a 22x30 carport and large backyard featuring a 9x10.5 storage shed. Well-maintained interior with a functional layout. Located on a dead-end street close to local amenities.

8. 2025-12-07
   price $175,000

   Show marketing remark (228 chars)

   Cottage-style 2-bedroom, 2-bath home in Thibodaux with a 22x30 carport and large backyard featuring a 9x10.5 storage shed. Well-maintained interior with a functional layout. Located on a dead-end street close to local amenities.

9. 2025-10-19
   listed $180,000 Active

   Show marketing remark (228 chars)

   Cottage-style 2-bedroom, 2-bath home in Thibodaux with a 22x30 carport and large backyard featuring a 9x10.5 storage shed. Well-maintained interior with a functional layout. Located on a dead-end street close to local amenities.

10. 2025-10-19
    listed $180,000 Active 228-char remark

    Show marketing remark (228 chars)

    Cottage-style 2-bedroom, 2-bath home in Thibodaux with a 22x30 carport and large backyard featuring a 9x10.5 storage shed. Well-maintained interior with a functional layout. Located on a dead-end street close to local amenities.

11. 2022-08-10
    soldstatus $160,000
12. 2022-08-09
    soldstatus 307-char remark

    Show marketing remark (307 chars)

    Adorable cottage style two bedroom, two bath home that includes a bonus room or office. Minimal Ida damage, since then has been repaired. There is an older shed in the backyard remaining at no value. It's a must see, with a large backyard and covered patio. Located in a quiet subdivision and move in ready!

13. 2022-07-08
    listed $145,000 307-char remark

    Show marketing remark (307 chars)

    Adorable cottage style two bedroom, two bath home that includes a bonus room or office. Minimal Ida damage, since then has been repaired. There is an older shed in the backyard remaining at no value. It's a must see, with a large backyard and covered patio. Located in a quiet subdivision and move in ready!

14. 2022-07-08
    listed $145,000 307-char remark

    Show marketing remark (307 chars)

    Adorable cottage style two bedroom, two bath home that includes a bonus room or office. Minimal Ida damage, since then has been repaired. There is an older shed in the backyard remaining at no value. It's a must see, with a large backyard and covered patio. Located in a quiet subdivision and move in ready!

15. 2021-02-08
    soldstatus
16. 2020-11-25
    listed $140,000
17. 2020-11-25
    listed $140,000
18. 2016-05-31
    soldstatus
19. 2016-05-31
    soldstatus $117,000
20. 2016-02-01
    listed $122,000
21. 2016-02-01
    listed $122,000
22. 2008-03-19
    soldstatus $97,000
23. 1997-09-19
    soldstatus $29,000

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $905 · $75/mo
• Expected delta: +$298/yr (+$25/mo · 49.1%)

ⓘ 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: $16,055
• − Mortgage interest: −$9,215
• − Property taxes: −$607
• − Insurance: −$822
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$4,785
• Taxable loss: −$1,943
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $1,368/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

+467.2% since first listed

23 events — show timeline

• 2026-05-02 Pending — AcadianaMLS
• 2026-05-02 Pending — GBRMLS
• 2026-04-24 Price Changed $164,500 AcadianaMLS
• 2026-04-24 Price Changed $164,500 GBRMLS
• 2026-01-12 Price Changed $169,000 AcadianaMLS
• 2026-01-12 Price Changed $169,000 GBRMLS
• 2025-12-07 Price Changed $175,000 AcadianaMLS
• 2025-12-07 Price Changed $175,000 GBRMLS
• 2025-10-19 Listed $180,000 GBRMLS
• 2025-10-19 Listed $180,000 AcadianaMLS
• 2022-08-10 Sold (Public Records) $160,000 Public Records
• 2022-08-09 Sold (MLS) — GBRMLS
• 2022-07-08 Listed $145,000 AcadianaMLS
• 2022-07-08 Listed $145,000 GBRMLS
• 2021-02-08 Sold (MLS) — GBRMLS
• 2020-11-25 Listed $140,000 AcadianaMLS
• 2020-11-25 Listed $140,000 GBRMLS
• 2016-05-31 Sold (Public Records) $117,000 Public Records
• 2016-05-31 Sold (MLS) — GBRMLS
• 2016-02-01 Listed $122,000 AcadianaMLS
• 2016-02-01 Listed $122,000 GBRMLS
• 2008-03-19 Sold (Public Records) $97,000 Public Records
• 1997-09-19 Sold (Public Records) $29,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $607 · -5.2% YoY. Source: county tax records.