Cherokee II H Plan · Maurice, LA 70555

$226,990

4 bd · 2.0 ba · 1,458 sqft · SingleFamily · 947 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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• 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

Discover the Cherokee II H floor plan by DSLD Homes, an energy-efficient home designed to provide maximum comfort, functionality, and style. With 1,458 square feet of living space and a total area of 2,034 square feet, this home offers the perfect balance of spaciousness and energy-saving features, making it ideal for modern families. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating a welcoming and functional space for both everyday living and entertaining. The layout includes four bedrooms and two bathrooms, offering ample room for families to grow, with plenty of space for work or play. The kitchen is designed with modern functionality in mind, featuring recessed can lighting and a walk-in pantry that provides excellent storage for all your kitchen essentials. The walk-in master closet offers generous space for your wardrobe, while the master suite is a true retreat, featuring a garden tub, a separate master shower, and the privacy you deserve. Built with durability and curb appeal, the Cherokee II H boasts a classic brick and siding exterior and a covered rear porch, perfect for outdoor relaxation and enjoyment. The two-car garage offers both convenience and additional storage space. As with all DSLD Homes, the Cherokee II H floor plan is designed with energy-efficient features to help reduce utility costs and minimize environmental impact, while still maintaining a high level of comfort and style. If you're looking for a well-de

Key facts

• 2 garage spots
• Listed 947 days

🏗️ New construction. The $226,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $230,395.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $227k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $185 ($2k/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 $225k (0.9% below list).
• Recommended offer: $200k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 6.0% in Maurice — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: 248 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 228 units permitted in Vermilion Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $7k 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 947 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,751 (12.0% below list)

Questions for the listing agent

1. It's been on market 947 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: 0.98% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $230,395
• List price: $226,990
• Delta: -1.48%
• 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
3415 Autumn Park Dr	0.00mi	4/2.0	1,458 (0%)	5mo	$229,235	$157	96
7386 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,422 (-2%)	1mo	$219,385	$154	83
7399 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,490 (+2%)	4mo	$230,114	$154	81
7393 Alley Oak Ln	0.16mi	3/2.0 (-1)	1,394 (-4%)	1mo	$216,521	$155	80
7392 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,498 (+3%)	5mo	$230,835	$154	80
7385 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,578 (+8%)	0mo	$234,425	$149	74
3306 Myrtle St	0.29mi	3/2.0 (-1)	1,363 (-6%)	4mo	$215,152	$158	67
7375 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,649 (+13%)	1mo	$237,470	$144	66
7403 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,649 (+13%)	1mo	$246,132	$149	66
7411 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,649 (+13%)	1mo	$246,726	$150	65
7389 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,649 (+13%)	4mo	$238,080	$144	63
7410 Seven Oaks Cir	0.21mi	3/2.0 (-1)	1,649 (+13%)	3mo	$245,000	$149	61

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-25,512
• Equity at exit: $34,353

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-6,899
• Equity at exit: $19,920

Cash invested: $64,511 (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: 248
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,208
• Tax est. 1.5%: −$288 /mo · $3,456/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $185

Break-even live

Break-even rent $2,015

Max offer price $230,395

Occupancy floor 87%

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: $57,599
• Closing costs: $6,912
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3504 Canebreak Mill Dr Maurice, LA	3.0–4.0	2.0	1502	$2,100	$1.40	13d	8	0.49mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	43d	1	1.06mi
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	13d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $226,990 Active 947 DOM
2. 2026-06-17
   days on market $226,990 Active 946 DOM
3. 2026-06-16
   days on market $226,990 Active 945 DOM
4. 2026-06-15
   days on market $226,990 Active 944 DOM
5. 2026-06-14
   days on market $226,990 Active 942 DOM
6. 2026-06-13
   days on market $226,990 Active 941 DOM
7. 2026-06-10
   days on market $226,990 Active 939 DOM
8. 2026-06-09
   days on market $226,990 Active 938 DOM
9. 2026-06-08
   days on market $226,990 Active 937 DOM
10. 2026-06-07
    days on market $226,990 Active 936 DOM
11. 2026-06-03
    days on market $226,990 Active 932 DOM
12. 2026-06-02
    days on market $226,990 Active 931 DOM
13. 2026-06-01
    days on market $226,990 Active 930 DOM
14. 2026-05-31
    days on market $226,990 Active 929 DOM
15. 2026-05-30
    days on market $226,990 Active 928 DOM
16. 2025-04-01
    price $226,990 1495-char remark

    Show marketing remark (1495 chars)

    Discover the Cherokee II H floor plan by DSLD Homes, an energy-efficient home designed to provide maximum comfort, functionality, and style. With 1,458 square feet of living space and a total area of 2,034 square feet, this home offers the perfect balance of spaciousness and energy-saving features, making it ideal for modern families. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating a welcoming and functional space for both everyday living and entertaining. The layout includes four bedrooms and two bathrooms, offering ample room for families to grow, with plenty of space for work or play. The kitchen is designed with modern functionality in mind, featuring recessed can lighting and a walk-in pantry that provides excellent storage for all your kitchen essentials. The walk-in master closet offers generous space for your wardrobe, while the master suite is a true retreat, featuring a garden tub, a separate master shower, and the privacy you deserve. Built with durability and curb appeal, the Cherokee II H boasts a classic brick and siding exterior and a covered rear porch, perfect for outdoor relaxation and enjoyment. The two-car garage offers both convenience and additional storage space. As with all DSLD Homes, the Cherokee II H floor plan is designed with energy-efficient features to help reduce utility costs and minimize environmental impact, while still maintaining a high level of comfort and style. If you're looking for a well-de

17. 2024-05-10
    price $224,990 1495-char remark

    Show marketing remark (1495 chars)

    Discover the Cherokee II H floor plan by DSLD Homes, an energy-efficient home designed to provide maximum comfort, functionality, and style. With 1,458 square feet of living space and a total area of 2,034 square feet, this home offers the perfect balance of spaciousness and energy-saving features, making it ideal for modern families. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating a welcoming and functional space for both everyday living and entertaining. The layout includes four bedrooms and two bathrooms, offering ample room for families to grow, with plenty of space for work or play. The kitchen is designed with modern functionality in mind, featuring recessed can lighting and a walk-in pantry that provides excellent storage for all your kitchen essentials. The walk-in master closet offers generous space for your wardrobe, while the master suite is a true retreat, featuring a garden tub, a separate master shower, and the privacy you deserve. Built with durability and curb appeal, the Cherokee II H boasts a classic brick and siding exterior and a covered rear porch, perfect for outdoor relaxation and enjoyment. The two-car garage offers both convenience and additional storage space. As with all DSLD Homes, the Cherokee II H floor plan is designed with energy-efficient features to help reduce utility costs and minimize environmental impact, while still maintaining a high level of comfort and style. If you're looking for a well-de

18. 2024-04-09
    price $221,990 1495-char remark

    Show marketing remark (1495 chars)

    Discover the Cherokee II H floor plan by DSLD Homes, an energy-efficient home designed to provide maximum comfort, functionality, and style. With 1,458 square feet of living space and a total area of 2,034 square feet, this home offers the perfect balance of spaciousness and energy-saving features, making it ideal for modern families. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating a welcoming and functional space for both everyday living and entertaining. The layout includes four bedrooms and two bathrooms, offering ample room for families to grow, with plenty of space for work or play. The kitchen is designed with modern functionality in mind, featuring recessed can lighting and a walk-in pantry that provides excellent storage for all your kitchen essentials. The walk-in master closet offers generous space for your wardrobe, while the master suite is a true retreat, featuring a garden tub, a separate master shower, and the privacy you deserve. Built with durability and curb appeal, the Cherokee II H boasts a classic brick and siding exterior and a covered rear porch, perfect for outdoor relaxation and enjoyment. The two-car garage offers both convenience and additional storage space. As with all DSLD Homes, the Cherokee II H floor plan is designed with energy-efficient features to help reduce utility costs and minimize environmental impact, while still maintaining a high level of comfort and style. If you're looking for a well-de

19. 2024-01-15
    price $219,990 1495-char remark

    Show marketing remark (1495 chars)

    Discover the Cherokee II H floor plan by DSLD Homes, an energy-efficient home designed to provide maximum comfort, functionality, and style. With 1,458 square feet of living space and a total area of 2,034 square feet, this home offers the perfect balance of spaciousness and energy-saving features, making it ideal for modern families. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating a welcoming and functional space for both everyday living and entertaining. The layout includes four bedrooms and two bathrooms, offering ample room for families to grow, with plenty of space for work or play. The kitchen is designed with modern functionality in mind, featuring recessed can lighting and a walk-in pantry that provides excellent storage for all your kitchen essentials. The walk-in master closet offers generous space for your wardrobe, while the master suite is a true retreat, featuring a garden tub, a separate master shower, and the privacy you deserve. Built with durability and curb appeal, the Cherokee II H boasts a classic brick and siding exterior and a covered rear porch, perfect for outdoor relaxation and enjoyment. The two-car garage offers both convenience and additional storage space. As with all DSLD Homes, the Cherokee II H floor plan is designed with energy-efficient features to help reduce utility costs and minimize environmental impact, while still maintaining a high level of comfort and style. If you're looking for a well-de

20. 2023-11-14
    listed $218,990 Active 1495-char remark

    Show marketing remark (1495 chars)

    Discover the Cherokee II H floor plan by DSLD Homes, an energy-efficient home designed to provide maximum comfort, functionality, and style. With 1,458 square feet of living space and a total area of 2,034 square feet, this home offers the perfect balance of spaciousness and energy-saving features, making it ideal for modern families. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating a welcoming and functional space for both everyday living and entertaining. The layout includes four bedrooms and two bathrooms, offering ample room for families to grow, with plenty of space for work or play. The kitchen is designed with modern functionality in mind, featuring recessed can lighting and a walk-in pantry that provides excellent storage for all your kitchen essentials. The walk-in master closet offers generous space for your wardrobe, while the master suite is a true retreat, featuring a garden tub, a separate master shower, and the privacy you deserve. Built with durability and curb appeal, the Cherokee II H boasts a classic brick and siding exterior and a covered rear porch, perfect for outdoor relaxation and enjoyment. The two-car garage offers both convenience and additional storage space. As with all DSLD Homes, the Cherokee II H floor plan is designed with energy-efficient features to help reduce utility costs and minimize environmental impact, while still maintaining a high level of comfort and style. If you're looking for a well-de

ⓘ 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: $26,997
• − Mortgage interest: −$12,906
• − Property taxes: −$3,456
• − Insurance: −$1,152
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$6,702
• Taxable loss: −$1,539
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $2,590/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 home is in poor condition with extensive repairs and maintenance needed, including a new roof, siding repair, flooring replacement, and landscaping improvements.

Repairs flagged

• Major roof — Significant damage and potential leaks
• Major exterior siding — Peeling paint and visible damage
• Major flooring — Visible wear and tear
• Major interior walls/paint — Visible damage and discoloration
• Major landscaping — Overgrown and in poor condition

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value
• Resale exterior siding repair — Repairing the siding would improve the home's curb appeal and value
• Resale flooring replacement — Replacing the flooring would improve the home's appearance and value
• Resale interior wall and paint repair — Repairing the walls and paint would improve the home's appearance and value
• Resale landscaping — A well-maintained landscape would improve the home's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and potential leaks	Major	$15,000–50,000
exterior siding · Peeling paint and visible damage	Major	$15,000–50,000
flooring · Visible wear and tear	Major	$15,000–50,000
interior walls/paint · Visible damage and discoloration	Major	$15,000–50,000
landscaping · Overgrown and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value ↑
• Resale exterior siding repair — Repairing the siding would improve the home's curb appeal and value ↑
• Resale flooring replacement — Replacing the flooring would improve the home's appearance and value ↑
• Resale interior wall and paint repair — Repairing the walls and paint would improve the home's appearance and value ↑
• Resale landscaping — A well-maintained landscape would improve the home's curb appeal and value ↑

ⓘ 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

+3.7% since first listed

5 events — show timeline

• 2025-04-01 Price Changed $226,990 Zillow
• 2024-05-10 Price Changed $224,990 Zillow
• 2024-04-09 Price Changed $221,990 Zillow
• 2024-01-15 Price Changed $219,990 Zillow
• 2023-11-14 Listed $218,990 Zillow