203 Dorothy St · Schriever, LA 70301

$157,000

2 bd · 1.5 ba · 900 sqft · Other public records · 19 Days on market

Built 1984 7,274 sqft lot ↓ 5% since listing

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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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +3.3/10.0
• 1% rule +3.2/10.0
• 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

This well-maintained 2-bedroom, 1.5-bath home offers comfort and style with a beautifully updated kitchen featuring modern finishes and stainless steel appliances. The functional layout makes great use of space, perfect for everyday living. Step outside to enjoy a nice back patio ideal for relaxing or entertaining, along with a newly installed fence that adds privacy and security. This home is a great option for homeowners or investors alike.

Key facts

• Updated kitchen
• Back patio
• 7,274 sq ft lot

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• BACK PATIO
• NEWLY INSTALLED FENCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $157k.

Deal economics

• At list price, monthly cash flow is $43 ($520/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 $128k (18.4% below list).
• Recommended offer: $128k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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).
• Market conditions: Rents rising (+2.9%/yr); 515 active listings in the ZIP; 5 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 19 days — a 2% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $128,153 (18.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.82% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-22,860
• Equity at exit: $23,409

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-17,088
• Equity at exit: $13,574

Cash invested: $43,960 (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: $1,282 high
• Mortgage (P&I): −$823
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $43

Break-even live

Break-even rent $1,227

Max offer price $157,000

Occupancy floor 92%

Sensitivity live

Price	-10% $132	-5% $88	+0% $43	+5% $-1	+10% $-46
Rent	-10% $-58	-5% $-7	+0% $43	+5% $94	+10% $145
Rate	-1.0pp $122	-0.5pp $83	base $43	+0.5pp $3	+1.0pp $-39

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	1.19mi
108 Wolfe St Thibodaux, LA	2.0	2.0	1018	$1,085	$1.07	45d	1	1.21mi
106 Beham Ct Thibodaux, LA	3.0	2.0	1100	$1,350	$1.23	45d	1	1.26mi
1300 Louise St Thibodaux, LA	2.0	1.5	808	$1,200	$1.49	45d	2	1.31mi
1200 Louise St Thibodaux, LA	2.0–3.0	1.0	939	$1,200	$1.28	45d	6	1.40mi

Listing history 6 events

1. 2026-03-19
   status Pending 446-char remark

   Show marketing remark (446 chars)

   This well-maintained 2-bedroom, 1.5-bath home offers comfort and style with a beautifully updated kitchen featuring modern finishes and stainless steel appliances. The functional layout makes great use of space, perfect for everyday living. Step outside to enjoy a nice back patio ideal for relaxing or entertaining, along with a newly installed fence that adds privacy and security. This home is a great option for homeowners or investors alike.

2. 2026-03-19
   status Pending

   Show marketing remark (446 chars)

   This well-maintained 2-bedroom, 1.5-bath home offers comfort and style with a beautifully updated kitchen featuring modern finishes and stainless steel appliances. The functional layout makes great use of space, perfect for everyday living. Step outside to enjoy a nice back patio ideal for relaxing or entertaining, along with a newly installed fence that adds privacy and security. This home is a great option for homeowners or investors alike.

3. 2026-03-08
   price $157,000 446-char remark

   Show marketing remark (446 chars)

   This well-maintained 2-bedroom, 1.5-bath home offers comfort and style with a beautifully updated kitchen featuring modern finishes and stainless steel appliances. The functional layout makes great use of space, perfect for everyday living. Step outside to enjoy a nice back patio ideal for relaxing or entertaining, along with a newly installed fence that adds privacy and security. This home is a great option for homeowners or investors alike.

4. 2026-03-08
   price $157,000

   Show marketing remark (446 chars)

   This well-maintained 2-bedroom, 1.5-bath home offers comfort and style with a beautifully updated kitchen featuring modern finishes and stainless steel appliances. The functional layout makes great use of space, perfect for everyday living. Step outside to enjoy a nice back patio ideal for relaxing or entertaining, along with a newly installed fence that adds privacy and security. This home is a great option for homeowners or investors alike.

5. 2026-02-28
   listed $165,000 Active 446-char remark

   Show marketing remark (446 chars)

   This well-maintained 2-bedroom, 1.5-bath home offers comfort and style with a beautifully updated kitchen featuring modern finishes and stainless steel appliances. The functional layout makes great use of space, perfect for everyday living. Step outside to enjoy a nice back patio ideal for relaxing or entertaining, along with a newly installed fence that adds privacy and security. This home is a great option for homeowners or investors alike.

6. 2026-02-28
   listed $165,000 Active

   Show marketing remark (446 chars)

   This well-maintained 2-bedroom, 1.5-bath home offers comfort and style with a beautifully updated kitchen featuring modern finishes and stainless steel appliances. The functional layout makes great use of space, perfect for everyday living. Step outside to enjoy a nice back patio ideal for relaxing or entertaining, along with a newly installed fence that adds privacy and security. This home is a great option for homeowners or investors alike.

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $964 · $80/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 0% chance over 30 yrs
• 🌡 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

Taxation est. · year 1

• Rental income: $15,378
• − Mortgage interest: −$8,794
• − Property taxes: −$964
• − Insurance: −$785
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$4,567
• Taxable loss: −$2,193
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $1,047/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

-4.8% since first listed

6 events — show timeline

• 2026-03-19 Pending — AcadianaMLS
• 2026-03-19 Pending — GBRMLS
• 2026-03-08 Price Changed $157,000 AcadianaMLS
• 2026-03-08 Price Changed $157,000 GBRMLS
• 2026-02-28 Listed $165,000 GBRMLS
• 2026-02-28 Listed $165,000 AcadianaMLS

Property tax history

+33.2%/yr

Latest (2024): $964 · +1.2% YoY. Source: county tax records.