Lakeview Plan · Maurice, LA 70555

$272,000

5 bd · 3.0 ba · 2,087 sqft · SingleFamily · 615 Days on market

Poor condition

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Lakeview is a beautiful and spacious one-story home! The home has modern, open floor plan design. The family room overlooks the covered patio. The kitchen has a large island, pantry, and is open to the breakfast area. The bedroom suite has a large walk-in closet. It also has four more bedrooms, 2 more full baths, utility room, and a two-car garage. Modern finishes include 3 cm granite, stainless appliances and hard surface flooring. Smart home features are also included for added convenience and security. Book your appointment for a tour today!

Key facts

• 2 garage spots
• Listed 615 days

🏗️ New construction. The $272,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $271,024.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $272k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $65 ($776/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 $245k (9.8% below list).
• Recommended offer: $239k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#15 in LA, #3,333 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Vermilion Parish (town): math 40% / reading 53% proficiency, ranked #15 of 98 in LA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cecil Picard Elementary School At Maurice (math 61% / reading 68%, grade B, #40 of 646 statewide, top 7%, 845 students, 42% FRL); North Vermilion Middle School (math 47% / reading 53%, grade C, #26 of 218 statewide, top 12%, 656 students, 45% FRL); North Vermilion High School (math 57% / reading 63%, grade C+, #20 of 265 statewide, top 7%, 854 students, 44% FRL).
• Market conditions: 249 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 228 units permitted in Vermilion Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Vermilion County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 615 days — a 12% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $239,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 615 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.90% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $271,024
• List price: $272,000
• Delta: 0.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3402 Magnolia Lakes Blvd	0.05mi	5/3.0	2,087 (0%)	14mo	$272,500	$131	86
3419 Magnolia Cove Ct	0.02mi	4/2.0 (-1)	2,093 (+0%)	8mo	$268,000	$128	83
3411 Magnolia Lakes Blvd	0.07mi	4/2.0 (-1)	2,093 (+0%)	6mo	$260,500	$124	82
3408 Magnolia Lakes Blvd	0.05mi	4/2.0 (-1)	2,098 (+0%)	16mo	$271,000	$129	74
3412 Magnolia Cove Ct	0.04mi	4/2.0 (-1)	2,093 (+0%)	20mo	$261,000	$125	72
3421 Magnolia Cove Ct	0.05mi	4/2.0 (-1)	2,341 (+12%)	5mo	$291,500	$125	64
3410 Magnolia Lakes Blvd	0.07mi	4/2.0 (-1)	2,341 (+12%)	6mo	$267,201	$114	62
3404 Magnolia Lakes Blvd	0.10mi	4/2.0 (-1)	1,900 (-9%)	13mo	$260,000	$137	60
3410 Magnolia Cove Ct	0.03mi	4/2.0 (-1)	1,899 (-9%)	17mo	$254,000	$134	60
3406 Magnolia Cove Ct	0.04mi	4/2.0 (-1)	2,341 (+12%)	19mo	$293,000	$125	53
3217 Haven Lake Dr	0.25mi	4/2.0 (-1)	1,899 (-9%)	19mo	$250,000	$132	49
7405 Soop Rd	0.54mi	4/3.0 (-1)	2,368 (+14%)	1mo	$415,000	$175	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-39,762
• Equity at exit: $40,411

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-29,170
• Equity at exit: $23,433

Cash invested: $75,887 (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 70555

• Home prices YoY: -29.4%
• Active inventory: 249
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,453 medium
• Mortgage (P&I): −$1,421
• Tax est. 1.5%: −$339 /mo · $4,065/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $65

Break-even live

Break-even rent $2,371

Max offer price $271,024

Occupancy floor 92%

Sensitivity live

Price	-10% $252	-5% $158	+0% $65	+5% $-29	+10% $-123
Rent	-10% $-129	-5% $-32	+0% $65	+5% $162	+10% $258
Rate	-1.0pp $201	-0.5pp $134	base $65	+0.5pp $-6	+1.0pp $-77

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: $67,756
• Closing costs: $8,131
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3408 Magnolia Lakes Blvd Maurice, LA	4.0	2.0	2098	$2,075	$0.99	45d	1	0.10mi
3504 Canebreak Mill Dr Maurice, LA	3.0–4.0	2.0	1502	$2,100	$1.40	15d	8	0.19mi
128 Rose Of Sharon Ln Lafayette, LA	4.0	3.0	2092	$2,100	$1.00	46d	1	0.98mi

Listing history 21 events

1. 2026-06-22
   days on market $272,000 Active 615 DOM
2. 2026-06-18
   days on market $272,000 Active 612 DOM
3. 2026-06-17
   days on market $272,000 Active 611 DOM
4. 2026-06-16
   days on market $272,000 Active 610 DOM
5. 2026-06-15
   days on market $272,000 Active 609 DOM
6. 2026-06-14
   days on market $272,000 Active 607 DOM
7. 2026-06-13
   days on market $272,000 Active 606 DOM
8. 2026-06-10
   days on market $272,000 Active 604 DOM
9. 2026-06-09
   days on market $272,000 Active 603 DOM
10. 2026-06-08
    days on market $272,000 Active 602 DOM
11. 2026-06-07
    days on market $272,000 Active 601 DOM
12. 2026-06-03
    days on market $272,000 Active 597 DOM
13. 2026-06-02
    days on market $272,000 Active 596 DOM
14. 2026-06-01
    days on market $272,000 Active 595 DOM
15. 2026-05-31
    days on market $272,000 Active 594 DOM
16. 2026-05-30
    days on market $272,000 Active 593 DOM
17. 2026-04-09
    status Active 554-char remark

    Show marketing remark (554 chars)

    The Lakeview is a beautiful and spacious one-story home! The home has modern, open floor plan design. The family room overlooks the covered patio. The kitchen has a large island, pantry, and is open to the breakfast area. The bedroom suite has a large walk-in closet. It also has four more bedrooms, 2 more full baths, utility room, and a two-car garage. Modern finishes include 3 cm granite, stainless appliances and hard surface flooring. Smart home features are also included for added convenience and security. Book your appointment for a tour today!

18. 2026-04-09
    historical 554-char remark

    Show marketing remark (554 chars)

    The Lakeview is a beautiful and spacious one-story home! The home has modern, open floor plan design. The family room overlooks the covered patio. The kitchen has a large island, pantry, and is open to the breakfast area. The bedroom suite has a large walk-in closet. It also has four more bedrooms, 2 more full baths, utility room, and a two-car garage. Modern finishes include 3 cm granite, stainless appliances and hard surface flooring. Smart home features are also included for added convenience and security. Book your appointment for a tour today!

19. 2024-10-15
    status Active 554-char remark

    Show marketing remark (554 chars)

    The Lakeview is a beautiful and spacious one-story home! The home has modern, open floor plan design. The family room overlooks the covered patio. The kitchen has a large island, pantry, and is open to the breakfast area. The bedroom suite has a large walk-in closet. It also has four more bedrooms, 2 more full baths, utility room, and a two-car garage. Modern finishes include 3 cm granite, stainless appliances and hard surface flooring. Smart home features are also included for added convenience and security. Book your appointment for a tour today!

20. 2024-10-15
    historical 554-char remark

    Show marketing remark (554 chars)

    The Lakeview is a beautiful and spacious one-story home! The home has modern, open floor plan design. The family room overlooks the covered patio. The kitchen has a large island, pantry, and is open to the breakfast area. The bedroom suite has a large walk-in closet. It also has four more bedrooms, 2 more full baths, utility room, and a two-car garage. Modern finishes include 3 cm granite, stainless appliances and hard surface flooring. Smart home features are also included for added convenience and security. Book your appointment for a tour today!

21. 2024-10-14
    listed $272,000 Active 554-char remark

    Show marketing remark (554 chars)

    The Lakeview is a beautiful and spacious one-story home! The home has modern, open floor plan design. The family room overlooks the covered patio. The kitchen has a large island, pantry, and is open to the breakfast area. The bedroom suite has a large walk-in closet. It also has four more bedrooms, 2 more full baths, utility room, and a two-car garage. Modern finishes include 3 cm granite, stainless appliances and hard surface flooring. Smart home features are also included for added convenience and security. Book your appointment for a tour today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,433
• − Mortgage interest: −$15,182
• − Property taxes: −$4,065
• − Insurance: −$1,355
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − Depreciation: −$7,884
• Taxable loss: −$3,763
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $1,679/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 · 3 photos

Poor 20/100 Extensive rehab

The property is in poor condition with significant landscaping and exterior maintenance needs. Improvements in these areas would significantly increase its resale and rental value.

Repairs flagged

• Major Landscaping and drainage — Exposed drainage pipes and uneven ground indicate significant landscaping issues that need addressing.
• Major Exterior maintenance — The overall exterior appearance suggests a need for extensive exterior maintenance to improve the property's condition.

Value-add opportunities

• Both Landscaping and drainage improvements — Improving the landscaping and drainage will enhance the property's curb appeal and functionality, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping and drainage · Exposed drainage pipes and uneven ground indicate significant landscaping issues that need addressing.	Major	$15,000–50,000
Exterior maintenance · The overall exterior appearance suggests a need for extensive exterior maintenance to improve the property's condition.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and drainage improvements — Improving the landscaping and drainage will enhance the property's curb appeal and functionality, making it more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Vermilion Parish
• NCES district ID: 2201800
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 53% ▼ -32.00%
• Median HH income: $45,115
• Composite: 39.37/100
• National rank: #3974
• State rank: #15 of 98 in LA

Livability — Maurice

• Score: 76/100
• State rank: #15
• US rank: #3333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Vermilion Parish · 8,759 people
• City population: 8,759
• Metro: Lafayette, LA
• Population (ZIP): 8,759
• Household income: $76,213
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 46.0

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 64,095 people
• By 2030: 65,915 · +2.8%
• By 2040: 68,985 · +7.6%
• By 2050: 70,804 · +10.5%
• By 2075: 73,897 · +15.3%
• By 2100: 71,793 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 25% Romanian 3% Italian 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 93% English-only · French/Haitian/Cajun 4% Vietnamese 2% Spanish 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.4% · Other 1.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -47.5pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+61.9 2016: R+59.6 2012: R+52.8 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.61%
• Current HPI: 133.7146
• Rent YoY: —
• Metro: Lafayette, 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

5 events — show timeline

• 2026-04-09 Relisted — Zillow
• 2026-04-09 Delisted — Zillow
• 2024-10-15 Relisted — Zillow
• 2024-10-15 Delisted — Zillow
• 2024-10-14 Listed $272,000 Zillow