3307 Myrtle St · Maurice, LA 70555

$205,215

3 bd · 2.0 ba · 1,192 sqft · SingleFamily · 56 Days on market

Built 2026 Good condition 7,840 sqft lot $172/sqft · 11% below area Est $230k · 11% under $195/mo HOA · 9% of rent

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Why this score? — see what drove the C- 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 +14.3/30.0
• ARV discount +12.3/15.0
• 1% rule +5.2/10.0
• DSCR +4.3/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Located on a Cul De Sac Lot!Brand NEW Construction built by DSLD HOMES in Autumn Park! The Kirkland IV G has an open floor plan with 3 bedrooms, 2 full bathrooms. This home includes upgraded hardware for cabinets, luxury vinyl plank flooring added in bedrooms, undermount cabinet lighting & more. Special plan features: granite counters, vinyl plank flooring in living room & all wet areas, walk-in closet in primary bedroom, 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
• Cul de sac lot

Tags

• CUL DE SAC LOT
• NEW CONSTRUCTION
• OPEN FLOOR PLAN
• UPGRADED HARDWARE
• LUXURY VINYL PLANK FLOORING
• UNDERMOUNT CABINET LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $37 ($445/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.

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; 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 $1k of loan paydown is wiped out by about $6k 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 56 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,058 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 8.2

CMA / ARV

• ARV (median comp): $229,685
• List price: $205,215
• Delta: -10.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3311 Myrtle St	0.00mi	3/2.0	1,192 (0%)	1mo	$205,140	$172	99
3314 Myrtle St	0.00mi	3/2.0	1,192 (0%)	5mo	$206,828	$174	96
3306 Myrtle St	0.00mi	3/2.0	1,363 (+14%)	4mo	$215,152	$158	73
3418 Autumn Park Dr	0.29mi	3/2.0	1,192 (0%)	17mo	$202,390	$170	72
3301 Myrtle St	0.00mi	3/2.0	1,363 (+14%)	5mo	$215,207	$158	72
7392 Longleaf Vista Cir	0.06mi	3/2.0	1,321 (+11%)	16mo	$213,090	$161	65
3321 Autumn Park Dr	0.29mi	3/2.0	1,321 (+11%)	12mo	$211,310	$160	58
7410 Bonne Vue Cir	0.26mi	3/2.0	1,357 (+14%)	10mo	$213,745	$158	56
3420 Autumn Park Dr	0.29mi	3/2.0	1,363 (+14%)	11mo	$217,760	$160	54
3416 Autumn Park Dr	0.29mi	3/2.0	1,321 (+11%)	18mo	$209,040	$158	53
3408 Autumn Park Dr	0.29mi	3/2.0	1,321 (+11%)	19mo	$212,085	$161	53
7412 Bonne Vue Cir	0.26mi	3/2.0	1,363 (+14%)	16mo	$212,800	$156	50

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-30,742
• Equity at exit: $30,598

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-23,115
• Equity at exit: $17,743

Cash invested: $57,460 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$1,076
• Tax est. 1.5%: −$257 /mo · $3,078/yr
• Insurance: −$86
• HOA: −$195
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $37

Break-even live

Break-even rent $2,042

Max offer price $205,215

Occupancy floor 93%

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: $51,304
• Closing costs: $6,156
• 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	13d	8	0.48mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	43d	1	0.96mi

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: watergasinternet

Listing history 2 events

1. 2026-05-12
   status Pending 636-char remark

   Show marketing remark (636 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Located on a Cul De Sac Lot!Brand NEW Construction built by DSLD HOMES in Autumn Park! The Kirkland IV G has an open floor plan with 3 bedrooms, 2 full bathrooms. This home includes upgraded hardware for cabinets, luxury vinyl plank flooring added in bedrooms, undermount cabinet lighting & more. Special plan features: granite counters, vinyl plank flooring in living room & all wet areas, walk-in closet in primary bedroom, Wi-Fi thermostat, structured wiring panel box, tank-less gas water heater, covered patio, fully sodded yard & more!

2. 2026-03-17
   listed $205,215 Active 636-char remark

   Show marketing remark (636 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Located on a Cul De Sac Lot!Brand NEW Construction built by DSLD HOMES in Autumn Park! The Kirkland IV G has an open floor plan with 3 bedrooms, 2 full bathrooms. This home includes upgraded hardware for cabinets, luxury vinyl plank flooring added in bedrooms, undermount cabinet lighting & more. Special plan features: granite counters, vinyl plank flooring in living room & all wet areas, walk-in closet in primary bedroom, Wi-Fi thermostat, structured wiring panel box, tank-less gas water heater, covered patio, fully sodded yard & more!

ⓘ 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: $25,067
• − Mortgage interest: −$11,495
• − Property taxes: −$3,078
• − Insurance: −$1,026
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − HOA: −$2,340
• − Depreciation: −$5,970
• Taxable loss: −$2,853
• Est. tax savings @ 24.0%: +$685
• After-tax cash flow: $1,129/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 · 6 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with new construction and upgrades, ready for move-in. Minor exterior painting and energy-efficient updates would further enhance its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace light fixtures with energy-efficient ones — Saves on energy costs and improves aesthetics
• Both Install smart home devices — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace light fixtures with energy-efficient ones — Saves on energy costs and improves aesthetics ↑
• Both Install smart home devices — Enhances convenience and adds modern 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

2 events — show timeline

• 2026-05-12 Pending — AcadianaMLS
• 2026-03-17 Listed $205,215 AcadianaMLS