116 Dawson Ave · Maurice, LA 70555

$256,066

4 bd · 2.5 ba · 1,833 sqft · SingleFamily · 19 Days on market

Built 2026 Excellent condition 6,098 sqft lot $32/mo HOA · 1% 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 +10.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Awesome builder rate + FREE Refrigerator OR Window Blinds OR Smart Home Package (restrictions apply)! Backs to Pond! Brand NEW Construction built by DSLD HOMES in Hudson Yards! This YARDLEY III G has an open floor plan with upgraded quartz counters, cabinet package, stainless appliances with a gas range, luxury vinyl plank flooring added in primary bedroom & an undermount cabinet lighting. Special features include: kitchen island, vinyl plank flooring in living room & all wet areas, undermount kitchen sink, garden tub, separate shower & walk-in closet in master, smart connect Wi-Fi thermostat, structured wiring panel box, covered patio & more!

Key facts

• Open floor plan
• Quartz counters
• New construction

Tags

• NEW CONSTRUCTION
• OPEN FLOOR PLAN
• QUARTZ COUNTERS
• KITCHEN ISLAND
• VINYL PLANK FLOORING
• UNDERMOUNT KITCHEN SINK

🏗️ New construction. The $256,066 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $265,785.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $256k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (14.9% below list).
• Recommended offer: $218k (14.9% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 34% 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 19 days — a 2% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,025 (14.9% 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: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $265,785
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Dawson Ave	0.00mi	4/2.5	1,833 (0%)	1mo	$258,406	$141	100
184 Weaver Way	0.13mi	4/2.5	1,833 (0%)	0mo	$257,095	$140	94
409 Weaver Way	0.11mi	4/2.5	1,833 (0%)	2mo	$255,405	$139	93
121 Harper Dr	0.10mi	4/2.0	1,858 (+1%)	1mo	$258,936	$139	90
108 Pierce Ln	0.08mi	4/2.0	1,875 (+2%)	2mo	$257,185	$137	89
106 Dawson Ave	0.00mi	4/2.0	1,641 (-10%)	0mo	$242,615	$148	80
114 Dawson Ave	0.00mi	3/2.0 (-1)	1,613 (-12%)	1mo	$236,175	$146	72
125 Dawson Ave	0.02mi	3/2.0 (-1)	1,629 (-11%)	2mo	$235,880	$145	72
98 Margaret Lucia Dr	0.67mi	4/2.0	1,885 (+3%)	2mo	$280,000	$149	60
110 Louis Private Ln	0.59mi	3/2.0 (-1)	1,729 (-6%)	2mo	$280,000	$162	55
102 Esson Dr	0.52mi	3/2.0 (-1)	1,616 (-12%)	1mo	$234,500	$145	48
149 Micah Edward Dr	0.64mi	3/2.0 (-1)	1,642 (-10%)	3mo	$243,000	$148	43

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-52,339
• Equity at exit: $39,629

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-57,368
• Equity at exit: $22,980

Cash invested: $74,420 (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: $2,180 high
• Mortgage (P&I): −$1,394
• Tax est. 1.5%: −$332 /mo · $3,987/yr
• Insurance: −$111
• HOA: −$32
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-146

Break-even live

Break-even rent $2,366

Max offer price $244,603

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-55	+0% $-146	+5% $-238	+10% $-330
Rent	-10% $-319	-5% $-233	+0% $-146	+5% $-60	+10% $26
Rate	-1.0pp $-13	-0.5pp $-79	base $-146	+0.5pp $-215	+1.0pp $-285

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: $66,446
• Closing costs: $7,974
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	14d	1	0.17mi
108 Michael John Dr Maurice, LA	4.0	2.0	1961	$1,900	$0.97	44d	1	0.40mi
112 Melanie Rose Dr Unit NA Maurice, LA	4.0	2.0	2010	$1,995	$0.99	14d	1	0.42mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	44d	1	0.68mi
127 Allister Rd Maurice, LA	4.0	2.0	1803	$1,575	$0.87	44d	1	0.95mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: gasinternet

Listing history 3 events

1. 2026-04-01
   status Pending
2. 2026-04-01
   price $256,066
3. 2026-03-13
   listed $256,556 Active

ⓘ 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: $26,163
• − Mortgage interest: −$14,888
• − Property taxes: −$3,987
• − Insurance: −$1,329
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − HOA: −$384
• − Depreciation: −$7,732
• Taxable loss: −$6,343
• Est. tax savings @ 24.0%: +$1,522
• After-tax cash flow: $-234/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 · 12 photos

Excellent 95/100 None rehab

This new construction home is move-in ready with excellent condition and high-end finishes, making it ideal for both resale and rental markets.

Value-add opportunities

• Both Smart home package — Enhances home automation and convenience for both buyers and renters
• Both Landscaping improvements — Enhances curb appeal and adds value for both buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Smart home package — Enhances home automation and convenience for both buyers and renters ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both buyers and 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

• Census place: Maurice, LA
• 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

-0.2% since first listed

3 events — show timeline

• 2026-04-01 Pending — AcadianaMLS
• 2026-04-01 Price Changed $256,066 AcadianaMLS
• 2026-03-13 Listed $256,556 AcadianaMLS