7403 Alley Oak Ln · Maurice, LA 70555

$246,132

3 bd · 2.0 ba · 1,649 sqft · SingleFamily

Built 2026 Excellent condition 8,276 sqft lot $33/mo HOA · 2% of rent

---

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 +10.4/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* SOLD BEFORE LISTED * Brand NEW Construction built by DSLD HOMES in Autumn Park! The LIBERTY V H has an open floor plan with 3 bedrooms, 2 full bathrooms + a computer nook. This home includes upgraded granite counters, cabinets, granite counters package, luxury vinyl plank flooring added in bedrooms, blinds, gutters & more. Special plan features: kitchen island, garden tub, separate shower & walk-in closet in master, Wi-Fi thermostat, structured wiring panel box, tank-less gas water heater, covered patio, fully sodded yard & more!

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $246,132 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $253,946.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (15.1% below list).
• Recommended offer: $209k (15.1% below list) — sets the bar for 1% rule.

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: 248 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 33% 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $209,081 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $253,946
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7375 Alley Oak Ln	0.00mi	3/2.0	1,649 (0%)	1mo	$237,470	$144	99
7403 Alley Oak Ln	0.00mi	3/2.0	1,649 (0%)	1mo	$246,132	$149	99
7411 Alley Oak Ln	0.00mi	3/2.0	1,649 (0%)	1mo	$246,726	$150	99
7389 Alley Oak Ln	0.00mi	3/2.0	1,649 (0%)	4mo	$238,080	$144	97
7410 Seven Oaks Cir	0.09mi	3/2.0	1,649 (0%)	3mo	$245,000	$149	93
7385 Alley Oak Ln	0.00mi	3/2.0	1,578 (-4%)	0mo	$234,425	$149	92
7399 Alley Oak Ln	0.00mi	3/2.0	1,490 (-10%)	4mo	$230,114	$154	81
7392 Alley Oak Ln	0.00mi	3/2.0	1,498 (-9%)	5mo	$230,835	$154	81
7386 Alley Oak Ln	0.00mi	3/2.0	1,422 (-14%)	1mo	$219,385	$154	76
7395 Alley Oak Ln	0.00mi	3/2.0	1,422 (-14%)	5mo	$219,825	$155	73
3415 Autumn Park Dr	0.15mi	4/2.0 (+1)	1,458 (-12%)	5mo	$229,235	$157	65
3512 Minvielle Blvd	0.41mi	4/3.0 (+1)	1,719 (+4%)	3mo	$280,000	$163	62

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-49,774
• Equity at exit: $37,864

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-54,304
• Equity at exit: $21,957

Cash invested: $71,105 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$1,332
• Tax est. 1.5%: −$317 /mo · $3,809/yr
• Insurance: −$106
• HOA: −$33
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-136

Break-even live

Break-even rent $2,263

Max offer price $234,234

Occupancy floor —

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: $63,486
• Closing costs: $7,618
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	43d	1	0.32mi
3504 Canebreak Mill Dr Maurice, LA	3.0–4.0	2.0	1502	$1,700	$1.13	13d	8	0.52mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	43d	1	0.96mi
128 Rose Of Sharon Ln Lafayette, LA	4.0	3.0	2092	$2,100	$1.00	44d	1	1.29mi
224 Wild Cherry Ln Lafayette, LA	3.0	2.0	2212	$2,200	$0.99	13d	1	1.29mi
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	13d	1	1.42mi
108 Michael John Dr Maurice, LA	4.0	2.0	1961	$1,900	$0.97	43d	1	1.50mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: watergasinternet

Listing history 1 events

1. 2026-03-24
   listed $246,132

ⓘ 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: $25,090
• − Mortgage interest: −$14,225
• − Property taxes: −$3,809
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − HOA: −$396
• − Depreciation: −$7,388
• Taxable loss: −$6,012
• Est. tax savings @ 24.0%: +$1,443
• After-tax cash flow: $-192/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 · 9 photos

Excellent 100/100 None rehab

This brand-new construction home is move-in ready with no visible repairs or maintenance needed. It offers a good ROI with updates that can further enhance its resale and rental value.

Value-add opportunities

• Resale Kitchen appliances — Upgraded kitchen appliances will attract more buyers.
• Resale Bathroom fixtures — Upgraded bathroom fixtures will enhance the home's appeal.
• Both Landscaping and curb appeal — Enhanced landscaping and curb appeal will attract both buyers and renters.
• Resale Painting interior walls — Fresh paint will make the home more appealing to potential buyers.
• Resale New flooring in living areas — New flooring will improve the home's overall appearance and functionality.
• Resale New lighting fixtures — New lighting fixtures will enhance the home's ambiance and appeal to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Kitchen appliances — Upgraded kitchen appliances will attract more buyers. ↑
• Resale Bathroom fixtures — Upgraded bathroom fixtures will enhance the home's appeal. ↑
• Both Landscaping and curb appeal — Enhanced landscaping and curb appeal will attract both buyers and renters. ↑
• Resale Painting interior walls — Fresh paint will make the home more appealing to potential buyers. ↑
• Resale New flooring in living areas — New flooring will improve the home's overall appearance and functionality. ↑
• Resale New lighting fixtures — New lighting fixtures will enhance the home's ambiance and appeal to potential buyers. ↑

ⓘ 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

1 event — show timeline

• 2026-03-24 Listed $246,132 AcadianaMLS