418 Fieldcrest Dr · Schriever, LA 70301

$119,900

2 bd · 1.0 ba · 835 sqft · Other · 63 Days on market

Built 1960 6,969 sqft lot $144/sqft · 35% below area Est $185k · 35% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.7/10.0
• 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

Brick construction on a slab, with thoughtful updates throughout and a clean, refreshed kitchen. It is a more modest home, is solid and it sits on a good piece of land. The backyard has real space to it and mature shade trees that actually make it worth stepping outside. The interior has been updated and it shows. It is clean, it is functional, and it is ready to move in. Conveniently located at the front of Thibodaux, giving you quick access back to Houma or an easy drive further into town, depending on where the day takes you. Priced to move and set up for someone who wants to get in without a big project ahead of them.

Key facts

• Updated interior
• Brick construction
• Mature shade trees

Tags

• BRICK CONSTRUCTION
• CLEAN REFRESHED KITCHEN
• MATURE SHADE TREES
• UPDATED INTERIOR
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/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: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 3 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; 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 1.07% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $184,908
• List price: $119,900
• Delta: -35.16%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,639
• Equity at exit: $17,877

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $21,001
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $282

Break-even live

Break-even rent $922

Max offer price $119,900

Occupancy floor 73%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Beham Ct Thibodaux, LA	3.0	2.0	1100	$1,350	$1.23	43d	1	1.21mi
1712 Ridgefield Ave Unit A Thibodaux, LA	2.0	1.0	900	$1,100	$1.22	43d	1	1.28mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	43d	1	1.42mi

Listing history 32 events

1. 2026-06-19
   days on market $119,900 Active 63 DOM
2. 2026-06-18
   days on market $119,900 Active 62 DOM
3. 2026-06-17
   days on market $119,900 Active 61 DOM
4. 2026-06-16
   days on market $119,900 Active 60 DOM
5. 2026-06-15
   days on market $119,900 Active 59 DOM
6. 2026-06-14
   days on market $119,900 Active 57 DOM
7. 2026-06-13
   days on market $119,900 Active 56 DOM
8. 2026-06-10
   days on market $119,900 Active 54 DOM
9. 2026-06-09
   days on market $119,900 Active 53 DOM
10. 2026-06-08
    days on market $119,900 Active 52 DOM
11. 2026-06-07
    days on market $119,900 Active 51 DOM
12. 2026-06-05
    days on market $119,900 Active 48 DOM
13. 2026-06-03
    days on market $119,900 Active 47 DOM
14. 2026-06-02
    days on market $119,900 Active 46 DOM
15. 2026-06-01
    days on market $119,900 Active 45 DOM
16. 2026-05-31
    days on market $119,900 Active 44 DOM
17. 2026-05-30
    days on market $119,900 Active 43 DOM
18. 2026-04-16
    listed $119,900 Active 629-char remark

    Show marketing remark (629 chars)

    Brick construction on a slab, with thoughtful updates throughout and a clean, refreshed kitchen. It is a more modest home, is solid and it sits on a good piece of land. The backyard has real space to it and mature shade trees that actually make it worth stepping outside. The interior has been updated and it shows. It is clean, it is functional, and it is ready to move in. Conveniently located at the front of Thibodaux, giving you quick access back to Houma or an easy drive further into town, depending on where the day takes you. Priced to move and set up for someone who wants to get in without a big project ahead of them.

19. 2026-04-16
    listed $119,900 Active 629-char remark

    Show marketing remark (629 chars)

    Brick construction on a slab, with thoughtful updates throughout and a clean, refreshed kitchen. It is a more modest home, is solid and it sits on a good piece of land. The backyard has real space to it and mature shade trees that actually make it worth stepping outside. The interior has been updated and it shows. It is clean, it is functional, and it is ready to move in. Conveniently located at the front of Thibodaux, giving you quick access back to Houma or an easy drive further into town, depending on where the day takes you. Priced to move and set up for someone who wants to get in without a big project ahead of them.

20. 2026-01-10
    price $120,000
21. 2026-01-10
    price $120,000
22. 2025-10-02
    price $124,900
23. 2025-10-02
    price $124,900
24. 2025-09-11
    listed $129,900 Active
25. 2025-09-11
    listed $129,900 Active
26. 2025-09-11
    listed $129,900 Active
27. 2023-11-20
    soldstatus $105,000
28. 2023-11-17
    soldstatus Sold
29. 2023-10-06
    status Pending
30. 2023-09-12
    price $105,000
31. 2023-07-27
    listed $110,000 Active
32. 2023-07-27
    listed $105,000

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: +$63/yr (+$5/mo · 10.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 18 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: $15,348
• − Mortgage interest: −$6,716
• − Property taxes: −$597
• − Insurance: −$600
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$3,488
• Taxable income: $1,492
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $3,026/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

+9.0% since first listed

15 events — show timeline

• 2026-04-16 Listed $119,900 GBRMLS
• 2026-04-16 Listed $119,900 AcadianaMLS
• 2026-01-10 Price Changed $120,000 AcadianaMLS
• 2026-01-10 Price Changed $120,000 GBRMLS
• 2025-10-02 Price Changed $124,900 AcadianaMLS
• 2025-10-02 Price Changed $124,900 GBRMLS
• 2025-09-11 Listed $129,900 AcadianaMLS
• 2025-09-11 Listed $129,900 AcadianaMLS
• 2025-09-11 Listed $129,900 GBRMLS
• 2023-11-20 Sold (Public Records) $105,000 Public Records
• 2023-11-17 Sold (MLS) — GBRMLS
• 2023-10-06 Pending — GBRMLS
• 2023-09-12 Price Changed $105,000 GBRMLS
• 2023-07-27 Listed $105,000 AcadianaMLS
• 2023-07-27 Listed $110,000 GBRMLS

Property tax history

+0.7%/yr

Latest (2025): $597 · -5.2% YoY. Source: county tax records.