Townsend IV H Plan · Maurice, LA 70555

$249,990

3 bd · 2.0 ba · 1,825 sqft · SingleFamily · 1002 Days on market

Excellent 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 +10.4/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Townsend IV H floor plan by DSLD Homes, designed with an open floor plan and built for families who value both style and energy-efficient living. Offering 1,825 square feet of living space and a total area of 2,441 square feet, this home provides the perfect balance of spaciousness and functionality. The open floor plan connects the kitchen, dining, and living areas, creating a bright and inviting atmosphere ideal for both relaxation and entertaining. The home's brick and siding exterior combines durability with curb appeal, while the covered rear porch provides a wonderful outdoor space for enjoyment. The chef-inspired kitchen features recessed canned lighting and a walk-in pantry, providing ample storage and convenience. The boot bench in the utility room adds an extra touch of organization, ideal for everyday use. The master suite offers a peaceful retreat, complete with a double vanity, a separate master shower, and a garden tub perfect for relaxation. The walk-in master closet offers generous storage space to keep your belongings organized. Additional features include three bedrooms, two bathrooms, a two-car garage for parking and extra storage, and energy-efficient construction that helps lower utility costs while enhancing comfort. The Townsend IV H is the perfect home for those seeking a spacious, energy-efficient living space with modern features and timeless appeal.

Key facts

• 2 garage spots
• Listed 1001 days

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $250,973.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (18.9% below list).
• Recommended offer: $203k (18.9% 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: 348 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 32% 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 1002 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,816 (18.9% 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. It's been on market 1002 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $250,973
• List price: $249,990
• Delta: -0.39%
• 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
182 Weaver Way	0.10mi	3/2.0	1,825 (0%)	1mo	$254,341	$139	94
122 Pierce Ln	0.15mi	3/2.0	1,825 (0%)	0mo	$254,665	$140	93
183 Weaver Way	0.15mi	3/2.0	1,825 (0%)	1mo	$256,376	$140	92
126 Dawson Ave	0.16mi	3/2.0	1,825 (0%)	1mo	$253,480	$139	92
122 Dawson Ave	0.16mi	3/2.0	1,825 (0%)	1mo	$257,821	$141	91
101 Harper Dr	0.22mi	3/2.0	1,689 (-8%)	1mo	$252,013	$149	76
123 Harper Dr	0.22mi	3/2.0	1,689 (-8%)	1mo	$247,945	$147	76
108 Collins Ct	0.35mi	4/2.5 (+1)	1,833 (+0%)	0mo	$258,060	$141	76
124 Dawson Ave	0.16mi	3/2.0	1,629 (-11%)	1mo	$237,328	$146	74
108 Margaret Lucia Dr	0.57mi	3/2.0	1,931 (+6%)	1mo	$268,000	$139	63
212 Margaret Lucia Dr	0.59mi	4/2.0 (+1)	1,897 (+4%)	0mo	$234,400	$124	61
131 Melanie Rose Dr	0.46mi	4/2.0 (+1)	1,962 (+8%)	0mo	$280,000	$143	60

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-49,056
• Equity at exit: $37,421

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-53,432
• Equity at exit: $21,700

Cash invested: $70,272 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 45 under contract
• Months of supply: 5.0 mo (20%/mo absorbed)
• Median asking: $252,990 ($140/sqft)
• Median days on market: 810 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: -1.8% 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: 348
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$1,316
• Tax est. 1.5%: −$314 /mo · $3,765/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-132

Break-even live

Break-even rent $2,195

Max offer price $231,848

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-45	+0% $-132	+5% $-219	+10% $-306
Rent	-10% $-292	-5% $-212	+0% $-132	+5% $-52	+10% $28
Rate	-1.0pp $-6	-0.5pp $-68	base $-132	+0.5pp $-197	+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: $62,743
• Closing costs: $7,529
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	109d	1	0.12mi
108 Michael John Dr Maurice, LA	4.0	2.0	1961	$1,900	$0.97	139d	1	0.32mi
112 Melanie Rose Dr Unit NA Maurice, LA	4.0	2.0	2010	$1,995	$0.99	109d	1	0.36mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	139d	1	0.54mi
8552 Cat Rd Unit A Maurice, LA	3.0	2.0	1324	$1,650	$1.25	6d	1	0.54mi
127 Allister Rd Maurice, LA	4.0	2.0	1803	$1,575	$0.87	139d	1	0.85mi
7382 Alley Oak Ln Maurice, LA	3.0	2.0	1321	$1,800	$1.36	6d	1	1.34mi
7383 Alley Oak Ln Maurice, LA	3.0	2.0	1422	$1,800	$1.27	6d	1	1.38mi

Listing history 50 events

1. 2026-09-24
   days on market $249,990 Active 1002 DOM
2. 2026-09-24
   days on market $249,990 Active 1001 DOM
3. 2026-09-22
   days on market $249,990 Active 1000 DOM
4. 2026-09-21
   days on market $249,990 Active 999 DOM
5. 2026-09-20
   days on market $249,990 Active 998 DOM
6. 2026-09-18
   days on market $249,990 Active 996 DOM
7. 2026-09-17
   days on market $249,990 Active 995 DOM
8. 2026-09-16
   days on market $249,990 Active 994 DOM
9. 2026-09-15
   days on market $249,990 Active 993 DOM
10. 2026-09-14
    days on market $249,990 Active 992 DOM
11. 2026-09-13
    days on market $249,990 Active 991 DOM
12. 2026-09-12
    days on market $249,990 Active 990 DOM
13. 2026-09-11
    remarks 699-char remark
14. 2026-09-11
    days on market $249,990 Active 989 DOM
15. 2026-09-05
    days on market $249,990 Active 983 DOM
16. 2026-09-04
    days on market $249,990 Active 982 DOM
17. 2026-09-03
    days on market $249,990 Active 981 DOM
18. 2026-08-31
    days on market $249,990 Active 978 DOM
19. 2026-08-30
    days on market $249,990 Active 977 DOM
20. 2026-08-29
    days on market $249,990 Active 976 DOM
21. 2026-08-28
    days on market $249,990 Active 975 DOM
22. 2026-08-27
    days on market $249,990 Active 974 DOM
23. 2026-08-26
    days on market $249,990 Active 973 DOM
24. 2026-08-25
    days on market $249,990 Active 972 DOM
25. 2026-08-24
    days on market $249,990 Active 971 DOM
26. 2026-08-23
    days on market $249,990 Active 970 DOM
27. 2026-08-22
    days on market $249,990 Active 969 DOM
28. 2026-08-21
    days on market $249,990 Active 968 DOM
29. 2026-08-20
    days on market $249,990 Active 967 DOM
30. 2026-08-19
    days on market $249,990 Active 966 DOM
31. 2026-08-18
    days on market $249,990 Active 965 DOM
32. 2026-08-17
    days on market $249,990 Active 964 DOM
33. 2026-08-16
    days on market $249,990 Active 963 DOM
34. 2026-08-15
    days on market $249,990 Active 962 DOM
35. 2026-08-14
    days on market $249,990 Active 961 DOM
36. 2026-08-13
    days on market $249,990 Active 960 DOM
37. 2026-08-12
    days on market $249,990 Active 959 DOM
38. 2026-08-11
    days on market $249,990 Active 958 DOM
39. 2026-08-10
    days on market $249,990 Active 957 DOM
40. 2026-08-09
    days on market $249,990 Active 956 DOM
41. 2026-08-08
    days on market $249,990 Active 955 DOM
42. 2026-08-07
    days on market $249,990 Active 954 DOM
43. 2026-08-06
    days on market $249,990 Active 953 DOM
44. 2026-08-05
    days on market $249,990 Active 952 DOM
45. 2026-08-04
    days on market $249,990 Active 951 DOM
46. 2026-08-03
    days on market $249,990 Active 950 DOM
47. 2026-07-31
    days on market $249,990 Active 947 DOM
48. 2026-07-29
    days on market $249,990 Active 945 DOM
49. 2026-07-27
    days on market $249,990 Active 943 DOM
50. 2026-07-25
    days on market $249,990 Active 941 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: $24,338
• − Mortgage interest: −$14,058
• − Property taxes: −$3,765
• − Insurance: −$1,255
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$7,301
• Taxable loss: −$5,935
• Est. tax savings @ 24.0%: +$1,424
• After-tax cash flow: $-162/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 · 3 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that would significantly increase its resale and rental value.

Value-add opportunities

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

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

• Census place: Maurice, LA
• 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

Price history

+0.8% since first listed

2 events — show timeline

• 2025-04-01 Price Changed $246,990 Zillow
• 2023-12-28 Listed $244,990 Zillow