3316 Myrtle St · Maurice, LA 70555

$231,690

3 bd · 2.0 ba · 1,498 sqft · SingleFamily · 89 Days on market

Built 2026 Good condition 6,969 sqft lot Garage $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 +12.5/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• 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. * The CONNELLY IV G has an open floor plan with 3 bedrooms, 2 full bathrooms. This home includes an upgraded cabinet package, & backsplash. Special plan features: granite counters, walk-in pantry, kitchen island, walk-in closet, garden tub & separate shower 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
• New construction
• Walk-in closet

Tags

• NEW CONSTRUCTION
• OPEN FLOOR PLAN
• UPGRADED CABINET PACKAGE
• WALK-IN PANTRY
• KITCHEN ISLAND
• WALK-IN CLOSET

🏗️ New construction. The $231,690 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $239,484.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-36 ($-434/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (9.8% below list).
• Recommended offer: $209k (9.8% 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: 300 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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 89 days — a 6% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 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 $209,098 (9.8% 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. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

• ARV (median comp): $239,484
• List price: $231,690
• Delta: -3.25%
• 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
7399 Alley Oak Ln	0.13mi	3/2.0	1,490 (-0%)	5mo	$230,114	$154	89
7385 Alley Oak Ln	0.13mi	3/2.0	1,578 (+5%)	2mo	$234,425	$149	83
7386 Alley Oak Ln	0.13mi	3/2.0	1,422 (-5%)	3mo	$219,385	$154	83
7393 Alley Oak Ln	0.10mi	3/2.0	1,394 (-7%)	2mo	$216,521	$155	82
7405 Alley Oak Ln	0.08mi	3/2.0	1,363 (-9%)	0mo	$213,286	$156	81
7382 Alley Oak Ln	0.09mi	3/2.0	1,321 (-12%)	0mo	$211,209	$160	76
7403 Alley Oak Ln	0.13mi	3/2.0	1,649 (+10%)	2mo	$246,132	$149	75
7375 Alley Oak Ln	0.13mi	3/2.0	1,649 (+10%)	2mo	$237,470	$144	75
7411 Alley Oak Ln	0.13mi	3/2.0	1,649 (+10%)	3mo	$246,726	$150	75
7401 Alley Oak Ln	0.13mi	3/2.0	1,649 (+10%)	4mo	$240,407	$146	73
7410 Seven Oaks Cir	0.17mi	3/2.0	1,649 (+10%)	5mo	$245,000	$149	71
3512 Minvielle Blvd	0.35mi	4/3.0 (+1)	1,719 (+15%)	5mo	$280,000	$163	46

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-41,056
• Equity at exit: $35,708

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-38,504
• Equity at exit: $20,706

Cash invested: $67,055 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 15 under contract
• Months of supply: 12.8 mo (8%/mo absorbed)
• Median asking: $229,098 ($154/sqft)
• Median days on market: 998 d
• This list price: 53% of active listings are priced below it
• ARV vs active asking: +3.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70555

• Home prices YoY: -29.4%
• Active inventory: 300
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,091 medium
• Mortgage (P&I): −$1,256
• Tax est. 1.5%: −$299 /mo · $3,592/yr
• Insurance: −$100
• HOA: −$33
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-36

Break-even live

Break-even rent $2,137

Max offer price $234,255

Occupancy floor 97%

Sensitivity live

Price	-10% $129	-5% $47	+0% $-36	+5% $-119	+10% $-202
Rent	-10% $-201	-5% $-119	+0% $-36	+5% $46	+10% $129
Rate	-1.0pp $84	-0.5pp $25	base $-36	+0.5pp $-98	+1.0pp $-161

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: $59,871
• Closing costs: $7,185
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3504 Canebreak Mill Dr Maurice, LA	3.0–4.0	2.0	1502	$1,700	$1.13	62d	8	0.44mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	93d	1	1.00mi

Property features AI

Finance

• HOA & community: Community association with annual fee of $390Association covers accounting and insuranceAssociation provides management

Exterior

• Parking: 2 covered parking spaces2 total parking spacesHas garage (2 spaces)
• Utilities: Public sewerElectric service by Entergy
• Home design: Single family residenceUnder construction
• Construction: Brick veneer and vinyl siding over frame constructionComposition roof
• Exterior features: Covered and open patio/porchNo fencing

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveElectric stove/oven
• Bedrooms: Bedroom 2Bedroom 3
• Flooring: CarpetVinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: High ceilingsKitchen islandSeparate showerVaried ceiling heightsWalk-in closet(s)Dining roomKitchenLiving roomGranite countersDouble pane windowsLighting
• Laundry & utility: Washer hookupElectric dryer hookup

HOA detail $33/mo · $396/yr

• Likely covers: watergasinternet

Listing history 50 events

1. 2026-08-08
   days on market $231,690 Active 89 DOM
2. 2026-08-07
   days on market $231,690 Active 88 DOM
3. 2026-08-06
   days on market $231,690 Active 87 DOM
4. 2026-08-05
   days on market $231,690 Active 86 DOM
5. 2026-08-04
   days on market $231,690 Active 85 DOM
6. 2026-08-03
   days on market $231,690 Active 84 DOM
7. 2026-07-31
   days on market $231,690 Active 81 DOM
8. 2026-07-29
   days on market $231,690 Active 79 DOM
9. 2026-07-27
   days on market $231,690 Active 77 DOM
10. 2026-07-25
    days on market $231,690 Active 75 DOM
11. 2026-07-24
    days on market $231,690 Active 74 DOM
12. 2026-07-23
    days on market $231,690 Active 73 DOM
13. 2026-07-22
    days on market $231,690 Active 72 DOM
14. 2026-07-21
    days on market $231,690 Active 71 DOM
15. 2026-07-18
    days on market $231,690 Active 68 DOM
16. 2026-07-16
    days on market $231,690 Active 66 DOM
17. 2026-07-16
    days on market $231,690 Active 65 DOM
18. 2026-07-14
    days on market $231,690 Active 64 DOM
19. 2026-07-13
    days on market $231,690 Active 63 DOM
20. 2026-07-12
    days on market $231,690 Active 62 DOM
21. 2026-07-11
    days on market $231,690 Active 61 DOM
22. 2026-07-10
    days on market $231,690 Active 60 DOM
23. 2026-07-09
    days on market $231,690 Active 59 DOM
24. 2026-07-08
    days on market $231,690 Active 58 DOM
25. 2026-07-07
    days on market $231,690 Active 57 DOM
26. 2026-07-06
    days on market $231,690 Active 56 DOM
27. 2026-07-05
    days on market $231,690 Active 55 DOM
28. 2026-07-04
    days on market $231,690 Active 54 DOM
29. 2026-07-03
    days on market $231,690 Active 53 DOM
30. 2026-07-02
    days on market $231,690 Active 52 DOM
31. 2026-07-01
    days on market $231,690 Active 51 DOM
32. 2026-06-30
    days on market $231,690 Active 50 DOM
33. 2026-06-29
    days on market $231,690 Active 49 DOM
34. 2026-06-28
    days on market $231,690 Active 48 DOM
35. 2026-06-28
    days on market $231,690 Active 47 DOM
36. 2026-06-27
    days on market $231,690 Active 46 DOM
37. 2026-06-25
    days on market $231,690 Active 44 DOM
38. 2026-06-23
    days on market $231,690 Active 42 DOM
39. 2026-06-22
    days on market $231,690 Active 41 DOM
40. 2026-06-18
    days on market $231,690 Active 38 DOM
41. 2026-06-17
    days on market $231,690 Active 37 DOM
42. 2026-06-16
    days on market $231,690 Active 36 DOM
43. 2026-06-15
    days on market $231,690 Active 35 DOM
44. 2026-06-14
    days on market $231,690 Active 33 DOM
45. 2026-06-13
    days on market $231,690 Active 32 DOM
46. 2026-06-10
    days on market $231,690 Active 30 DOM
47. 2026-06-09
    days on market $231,690 Active 29 DOM
48. 2026-06-08
    days on market $231,690 Active 28 DOM
49. 2026-06-07
    days on market $231,690 Active 27 DOM
50. 2026-06-03
    days on market $231,690 Active 23 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: $25,092
• − Mortgage interest: −$13,415
• − Property taxes: −$3,592
• − Insurance: −$1,197
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − HOA: −$396
• − Depreciation: −$6,967
• Taxable loss: −$4,490
• Est. tax savings @ 24.0%: +$1,078
• After-tax cash flow: $644/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 · 10 photos

Good 80/100 None rehab

This home is in excellent condition with modern updates and a well-maintained exterior. It is move-in ready and would benefit from minor exterior updates and smart home features to further enhance its value.

Value-add opportunities

• Both Painting the exterior brick and updating landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Resale Upgrading the kitchen backsplash — Improves the aesthetic and functionality of the kitchen, making it more appealing to potential buyers. ↑
• Both Adding smart home features — Enhances convenience and adds value for both resale and rental by making the home more modern and energy-efficient. ↑

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Cecil Picard Elementary School At Maurice B LA #40/646 Nat'l #5,189/41,679 Middle North Vermilion Middle School C LA #26/218 Nat'l #3,460/14,009 High North Vermilion High School C+ LA #20/265 Nat'l #3,545/17,239

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

B Composite livability gradescore 76/100

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 · 64,095 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: 2% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• HOA & community: Community association with annual fee of $390Association covers accounting and insuranceAssociation provides management

Exterior

• Parking: 2 covered parking spaces2 total parking spacesHas garage (2 spaces)
• Utilities: Public sewerElectric service by Entergy
• Home design: Single family residenceUnder construction
• Construction: Brick veneer and vinyl siding over frame constructionComposition roof
• Exterior features: Covered and open patio/porchNo fencing

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveElectric stove/oven
• Bedrooms: Bedroom 2Bedroom 3
• Flooring: CarpetVinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: High ceilingsKitchen islandSeparate showerVaried ceiling heightsWalk-in closet(s)Dining roomKitchenLiving roomGranite countersDouble pane windowsLighting
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $231,690 Zillow
• 2026-05-11 Listed $231,690 AcadianaMLS