7384 Alley Oak Ln · Maurice, LA 70555

$238,070

3 bd · 2.0 ba · 1,649 sqft · SingleFamily · 9 Days on market

Built 2026 Excellent condition 7,405 sqft lot $33/mo HOA · 2% of rent

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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 +10.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * Located on a Corner Lot! The LIBERTY V H has an open floor plan with 3 bedrooms, 2 full bathrooms + a computer nook. This home includes upgraded quartz counters, stainless appliances, cabinet hardware, undermount cabinet lighting & 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

• Open floor plan
• Quartz counters
• Computer nook

Tags

• CORNER LOT
• NEW CONSTRUCTION
• OPEN FLOOR PLAN
• COMPUTER NOOK
• QUARTZ COUNTERS
• STAINLESS APPLIANCES

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $390; Association fee covers accounting and insurance; Association provides management services

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; Has garage (2 spaces)
• Utilities: Public sewer; Electric service: Entergy
• Home design: Single family residence; Under construction; Residential zoning
• Construction: Brick veneer and vinyl siding over frame construction; Composition roof
• Exterior features: Exterior lighting; Covered and open porch/patio

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric stove/convection
• Bedrooms: Bedroom 2; Bedroom 3
• Flooring: Carpet; Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: High ceilings; Computer nook; Double vanity in bathroom; Kitchen island; Separate shower; Varied ceiling heights; Walk-in closet(s); Dining room; Living room; Quartz countertops
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $238,070 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 $238k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (11.9% below list).
• Recommended offer: $210k (11.9% 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: 249 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $209,796 (11.9% 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: 0.83% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• 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	0.05mi	3/2.0	1,649 (0%)	1mo	$237,470	$144	97
7403 Alley Oak Ln	0.05mi	3/2.0	1,649 (0%)	1mo	$246,132	$149	97
7411 Alley Oak Ln	0.05mi	3/2.0	1,649 (0%)	1mo	$246,726	$150	97
7389 Alley Oak Ln	0.05mi	3/2.0	1,649 (0%)	4mo	$238,080	$144	95
7410 Seven Oaks Cir	0.11mi	3/2.0	1,649 (0%)	3mo	$245,000	$149	92
7385 Alley Oak Ln	0.05mi	3/2.0	1,578 (-4%)	1mo	$234,425	$149	90
7399 Alley Oak Ln	0.05mi	3/2.0	1,490 (-10%)	4mo	$230,114	$154	79
7392 Alley Oak Ln	0.05mi	3/2.0	1,498 (-9%)	5mo	$230,835	$154	79
7386 Alley Oak Ln	0.05mi	3/2.0	1,422 (-14%)	1mo	$219,385	$154	74
7395 Alley Oak Ln	0.05mi	3/2.0	1,422 (-14%)	5mo	$219,825	$155	71
3512 Minvielle Blvd	0.38mi	4/3.0 (+1)	1,719 (+4%)	3mo	$280,000	$163	64
3415 Autumn Park Dr	0.18mi	4/2.0 (+1)	1,458 (-12%)	5mo	$229,235	$157	63

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-49,414
• Equity at exit: $37,864

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-53,526
• 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: 249
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$1,332
• Tax est. 1.5%: −$317 /mo · $3,809/yr
• Insurance: −$106
• HOA: −$33
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-131

Break-even live

Break-even rent $2,263

Max offer price $235,053

Occupancy floor —

Sensitivity live

Price	-10% $45	-5% $-43	+0% $-131	+5% $-218	+10% $-306
Rent	-10% $-296	-5% $-213	+0% $-131	+5% $-48	+10% $35
Rate	-1.0pp $-3	-0.5pp $-66	base $-131	+0.5pp $-196	+1.0pp $-263

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 6 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	0.27mi
3504 Canebreak Mill Dr Maurice, LA	3.0–4.0	2.0	1502	$1,700	$1.13	15d	8	0.49mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	45d	1	0.95mi
128 Rose Of Sharon Ln Lafayette, LA	4.0	3.0	2092	$2,100	$1.00	46d	1	1.20mi
224 Wild Cherry Ln Lafayette, LA	3.0	2.0	2212	$2,200	$0.99	15d	1	1.20mi
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	15d	1	1.44mi

HOA detail

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

Listing history 7 events

1. 2026-06-22
   days on market $238,070 Active 9 DOM
2. 2026-06-18
   days on market $238,070 Active 6 DOM
3. 2026-06-17
   days on market $238,070 Active 5 DOM
4. 2026-06-16
   days on market $238,070 Active 4 DOM
5. 2026-06-15
   days on market $238,070 Active 3 DOM
6. 2026-06-13
   remarks 576-char remark
7. 2026-06-13
   listed $238,070 Active 1 DOM

ⓘ 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: $25,176
• − Mortgage interest: −$14,225
• − Property taxes: −$3,809
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − HOA: −$396
• − Depreciation: −$7,388
• Taxable loss: −$5,940
• Est. tax savings @ 24.0%: +$1,426
• After-tax cash flow: $-141/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 · 2 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a great opportunity for a potential buyer or investor looking for a move-in-ready property with high resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Enhances functionality and appeal ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $238,070 Zillow
• 2026-06-12 Listed $238,070 AcadianaMLS