Queensland III G Plan · Maurice, LA 70555

$249,990

4 bd · 2.5 ba · 1,742 sqft · SingleFamily · 712 Days on market

Good 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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of style, comfort, and functionality with the Queensland III G by DSLD Homes a thoughtfully designed new construction home offering 1,742 square feet of beautiful living space. Built with Energy Star Certified standards, this home provides modern efficiency and lasting value for families seeking a quality-built new home. Step inside this open floor plan and experience a bright and welcoming layout ideal for entertaining or relaxing. The spacious kitchen and dining area feature elegant recessed canned lighting, enhancing the contemporary design and adding a warm ambiance to your everyday gatherings. This four-bedroom, two-and-a-half-bathroom home offers the perfect balance of privacy and functionality. The luxurious master suite includes a double vanity, a relaxing garden tub, a separate shower, and a large walk-in closet creating a private retreat you'll love coming home to. The Queensland III G also features practical details that make daily living easier, such as a boot bench in the drop zone for added convenience and organization. The two-car garage offers plenty of storage and easy access. Outside, enjoy peaceful mornings or family cookouts on the covered rear patio, designed for comfort and outdoor enjoyment year-round. Built with brick and siding exterior, this home combines curb appeal with long-lasting durability. Each Queensland III G is carefully constructed with energy-efficient materials and modern building practices that reflect DSL

Key facts

• Close to shopping
• 2 garage spots
• Listed 712 days

Tags

• CLOSE TO SHOPPING
• ENERGY-EFFICIENT FEATURES

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $246,749.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $15 ($180/yr) — positive.
• To cash-flow at today's rent, offer at most $249k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (12.9% below list).
• Recommended offer: $218k (12.9% 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.
• Market conditions: 248 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $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 712 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,753 (12.9% below list)

Questions for the listing agent

1. It's been on market 712 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (median comp): $246,749
• List price: $249,990
• Delta: 1.31%
• 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
116 Dawson Ave	0.12mi	4/2.5	1,833 (+5%)	1mo	$258,406	$141	85
409 Weaver Way	0.11mi	4/2.5	1,833 (+5%)	2mo	$255,405	$139	84
184 Weaver Way	0.16mi	4/2.5	1,833 (+5%)	0mo	$257,095	$140	84
106 Dawson Ave	0.12mi	4/2.0	1,641 (-6%)	0mo	$242,615	$148	83
108 Pierce Ln	0.05mi	4/2.0	1,875 (+8%)	2mo	$257,185	$137	82
121 Harper Dr	0.21mi	4/2.0	1,858 (+7%)	1mo	$258,936	$139	76
125 Dawson Ave	0.12mi	3/2.0 (-1)	1,629 (-6%)	2mo	$235,880	$145	75
114 Dawson Ave	0.12mi	3/2.0 (-1)	1,613 (-7%)	1mo	$236,175	$146	75
107 Pierce Ln	0.05mi	3/2.0 (-1)	1,538 (-12%)	1mo	$232,696	$151	70
110 Louis Private Ln	0.48mi	3/2.0 (-1)	1,729 (-1%)	2mo	$280,000	$162	68
102 Esson Dr	0.43mi	3/2.0 (-1)	1,616 (-7%)	1mo	$234,500	$145	60
98 Margaret Lucia Dr	0.69mi	4/2.0	1,885 (+8%)	2mo	$280,000	$149	51

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-38,994
• Equity at exit: $36,791

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-32,590
• Equity at exit: $21,334

Cash invested: $69,090 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$1,294
• Tax est. 1.5%: −$308 /mo · $3,701/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $15

Break-even live

Break-even rent $2,159

Max offer price $246,749

Occupancy floor 94%

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: $61,687
• Closing costs: $7,402
• 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	13d	1	0.17mi
108 Michael John Dr Maurice, LA	4.0	2.0	1961	$1,900	$0.97	43d	1	0.39mi
112 Melanie Rose Dr Unit NA Maurice, LA	4.0	2.0	2010	$1,995	$0.99	13d	1	0.42mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	43d	1	0.62mi
127 Allister Rd Maurice, LA	4.0	2.0	1803	$1,575	$0.87	43d	1	0.94mi

Listing history 17 events

1. 2026-06-18
   days on market $249,990 Active 712 DOM
2. 2026-06-17
   days on market $249,990 Active 711 DOM
3. 2026-06-16
   days on market $249,990 Active 710 DOM
4. 2026-06-15
   days on market $249,990 Active 709 DOM
5. 2026-06-14
   days on market $249,990 Active 707 DOM
6. 2026-06-13
   days on market $249,990 Active 706 DOM
7. 2026-06-10
   days on market $249,990 Active 704 DOM
8. 2026-06-09
   days on market $249,990 Active 703 DOM
9. 2026-06-08
   days on market $249,990 Active 702 DOM
10. 2026-06-07
    days on market $249,990 Active 701 DOM
11. 2026-06-03
    days on market $249,990 Active 697 DOM
12. 2026-06-02
    days on market $249,990 Active 696 DOM
13. 2026-06-01
    days on market $249,990 Active 695 DOM
14. 2026-05-31
    days on market $249,990 Active 694 DOM
15. 2026-05-30
    days on market $249,990 Active 693 DOM
16. 2025-04-01
    price $246,990 1496-char remark

    Show marketing remark (1496 chars)

    Discover the perfect blend of style, comfort, and functionality with the Queensland III G by DSLD Homes a thoughtfully designed new construction home offering 1,742 square feet of beautiful living space. Built with Energy Star Certified standards, this home provides modern efficiency and lasting value for families seeking a quality-built new home. Step inside this open floor plan and experience a bright and welcoming layout ideal for entertaining or relaxing. The spacious kitchen and dining area feature elegant recessed canned lighting, enhancing the contemporary design and adding a warm ambiance to your everyday gatherings. This four-bedroom, two-and-a-half-bathroom home offers the perfect balance of privacy and functionality. The luxurious master suite includes a double vanity, a relaxing garden tub, a separate shower, and a large walk-in closet creating a private retreat you'll love coming home to. The Queensland III G also features practical details that make daily living easier, such as a boot bench in the drop zone for added convenience and organization. The two-car garage offers plenty of storage and easy access. Outside, enjoy peaceful mornings or family cookouts on the covered rear patio, designed for comfort and outdoor enjoyment year-round. Built with brick and siding exterior, this home combines curb appeal with long-lasting durability. Each Queensland III G is carefully constructed with energy-efficient materials and modern building practices that reflect DSL

17. 2024-07-06
    listed $244,990 Active 1496-char remark

    Show marketing remark (1496 chars)

    Discover the perfect blend of style, comfort, and functionality with the Queensland III G by DSLD Homes a thoughtfully designed new construction home offering 1,742 square feet of beautiful living space. Built with Energy Star Certified standards, this home provides modern efficiency and lasting value for families seeking a quality-built new home. Step inside this open floor plan and experience a bright and welcoming layout ideal for entertaining or relaxing. The spacious kitchen and dining area feature elegant recessed canned lighting, enhancing the contemporary design and adding a warm ambiance to your everyday gatherings. This four-bedroom, two-and-a-half-bathroom home offers the perfect balance of privacy and functionality. The luxurious master suite includes a double vanity, a relaxing garden tub, a separate shower, and a large walk-in closet creating a private retreat you'll love coming home to. The Queensland III G also features practical details that make daily living easier, such as a boot bench in the drop zone for added convenience and organization. The two-car garage offers plenty of storage and easy access. Outside, enjoy peaceful mornings or family cookouts on the covered rear patio, designed for comfort and outdoor enjoyment year-round. Built with brick and siding exterior, this home combines curb appeal with long-lasting durability. Each Queensland III G is carefully constructed with energy-efficient materials and modern building practices that reflect DSL

ⓘ 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: $26,130
• − Mortgage interest: −$13,822
• − Property taxes: −$3,701
• − Insurance: −$1,234
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$7,178
• Taxable loss: −$3,985
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $1,137/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

Good 75/100 None rehab

This new construction home is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New lighting fixtures — Enhances ambiance and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances ambiance and energy efficiency ↑

ⓘ 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

+0.8% since first listed

2 events — show timeline

• 2025-04-01 Price Changed $246,990 Zillow
• 2024-07-06 Listed $244,990 Zillow