Kingston Plan · Maurice, LA 70555

$260,500

4 bd · 2.0 ba · 2,079 sqft · SingleFamily · 963 Days on market

---

Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Kingston new home floor plan in Maurice, Louisiana, located in Picard Farms. You will have plenty of room to comfortably accommodate friends and family within the 4-bedroom, 2-bathroom, open concept, split floorplan with 2 car garage. As you enter the Kingston you will be greeted with two bedrooms at the front of the home that are near the full guest bathroom, while the main bedroom suite and ensuite bathroom is located at the back of the home for privacy. The fourth bedroom is next to the kitchen and can serve as an optional den, office, guest bedroom, nursery, or game room, providing extra space for work or for play. The Kingston has a spacious family room with windows that overlook the covered patio and backyard, contributing to plenty of natural light. The kitchen has ample countertop space and an oversized island, that easily fits 5 bar stools, ideal for breakfast time and casual dining. The kitchen is open to the dining space which is open to the living space. A few of the modern finishes included are granite kitchen and bathroom countertops, subway tile backsplash, hardwood flooring in the main areas, tile flooring in the wet areas, stainless steel gas range, dishwasher, and micro hood and recessed lighting. Enjoy peace of mind knowing your new home has an Energy Star certification, which makes it as energy efficient as possible! This home will receive our top-notch warranties and complimentary Smart Home Automation System, which is designed to make

Key facts

• 2 garage spots
• Listed 963 days

🏗️ New construction. The $260,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $288,346.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (16.6% below list).
• Recommended offer: $217k (16.6% 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; 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 $9k 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 963 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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 $217,138 (16.6% 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 963 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.75% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.12%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

• ARV (median comp): $288,346
• List price: $260,500
• Delta: -9.66%
• 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
9392 Garrett Rd	0.17mi	4/2.0	2,079 (0%)	2mo	$260,500	$125	91
9386 Garrett Rd	0.12mi	4/2.0	2,079 (0%)	5mo	$260,500	$125	90
102 Jeanne Picard Dr	0.11mi	4/2.0	2,014 (-3%)	2mo	$257,500	$128	88
9245 Garrett Rd	0.12mi	5/3.0 (+1)	2,087 (+0%)	4mo	$267,000	$128	82
9387 Garrett Rd	0.20mi	5/3.0 (+1)	2,087 (+0%)	4mo	$264,500	$127	78
9383 Garrett Rd	0.20mi	5/3.0 (+1)	2,087 (+0%)	4mo	$264,500	$127	78
9390 Garrett Rd	0.15mi	4/2.0	1,874 (-10%)	3mo	$250,500	$134	74
9385 Garrett Rd	0.20mi	4/2.0	1,874 (-10%)	2mo	$250,500	$134	73
112 Lilian Ln	0.27mi	4/2.0	1,873 (-10%)	2mo	$304,500	$163	69
114 Lilian Ln	0.26mi	3/2.0 (-1)	1,915 (-8%)	2mo	$308,200	$161	68
9381 Garrett Rd	0.20mi	4/2.0	1,836 (-12%)	5mo	$247,500	$135	67
108 Lilian Ln	0.29mi	4/2.0	1,874 (-10%)	3mo	$299,999	$160	67

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: -23.2%
• Equity multiple: 0.20×
• Total profit: $-64,353
• Equity at exit: $42,993

10-year hold

• IRR: -17.9%
• Equity multiple: 0.03×
• Total profit: $-78,647
• Equity at exit: $24,931

Cash invested: $80,737 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,171 medium
• Mortgage (P&I): −$1,512
• Tax est. 1.5%: −$360 /mo · $4,325/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-277

Break-even live

Break-even rent $2,522

Max offer price $248,220

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-178	+0% $-277	+5% $-377	+10% $-477
Rent	-10% $-449	-5% $-363	+0% $-277	+5% $-192	+10% $-106
Rate	-1.0pp $-132	-0.5pp $-204	base $-277	+0.5pp $-352	+1.0pp $-428

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: $72,086
• Closing costs: $8,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $260,500 Active 963 DOM
2. 2026-06-18
   days on market $260,500 Active 960 DOM
3. 2026-06-17
   days on market $260,500 Active 959 DOM
4. 2026-06-16
   days on market $260,500 Active 958 DOM
5. 2026-06-15
   days on market $260,500 Active 957 DOM
6. 2026-06-14
   days on market $260,500 Active 955 DOM
7. 2026-06-13
   days on market $260,500 Active 954 DOM
8. 2026-06-10
   days on market $260,500 Active 952 DOM
9. 2026-06-09
   days on market $260,500 Active 951 DOM
10. 2026-06-08
    days on market $260,500 Active 950 DOM
11. 2026-06-07
    days on market $260,500 Active 949 DOM
12. 2026-06-03
    days on market $260,500 Active 945 DOM
13. 2026-06-02
    days on market $260,500 Active 944 DOM
14. 2026-06-01
    days on market $260,500 Active 943 DOM
15. 2026-05-31
    days on market $260,500 Active 942 DOM
16. 2026-05-30
    days on market $260,500 Active 941 DOM
17. 2024-01-04
    status Active 1495-char remark

    Show marketing remark (1495 chars)

    Welcome to the Kingston new home floor plan in Maurice, Louisiana, located in Picard Farms. You will have plenty of room to comfortably accommodate friends and family within the 4-bedroom, 2-bathroom, open concept, split floorplan with 2 car garage. As you enter the Kingston you will be greeted with two bedrooms at the front of the home that are near the full guest bathroom, while the main bedroom suite and ensuite bathroom is located at the back of the home for privacy. The fourth bedroom is next to the kitchen and can serve as an optional den, office, guest bedroom, nursery, or game room, providing extra space for work or for play. The Kingston has a spacious family room with windows that overlook the covered patio and backyard, contributing to plenty of natural light. The kitchen has ample countertop space and an oversized island, that easily fits 5 bar stools, ideal for breakfast time and casual dining. The kitchen is open to the dining space which is open to the living space. A few of the modern finishes included are granite kitchen and bathroom countertops, subway tile backsplash, hardwood flooring in the main areas, tile flooring in the wet areas, stainless steel gas range, dishwasher, and micro hood and recessed lighting. Enjoy peace of mind knowing your new home has an Energy Star certification, which makes it as energy efficient as possible! This home will receive our top-notch warranties and complimentary Smart Home Automation System, which is designed to make

18. 2024-01-03
    historical 1495-char remark

    Show marketing remark (1495 chars)

    Welcome to the Kingston new home floor plan in Maurice, Louisiana, located in Picard Farms. You will have plenty of room to comfortably accommodate friends and family within the 4-bedroom, 2-bathroom, open concept, split floorplan with 2 car garage. As you enter the Kingston you will be greeted with two bedrooms at the front of the home that are near the full guest bathroom, while the main bedroom suite and ensuite bathroom is located at the back of the home for privacy. The fourth bedroom is next to the kitchen and can serve as an optional den, office, guest bedroom, nursery, or game room, providing extra space for work or for play. The Kingston has a spacious family room with windows that overlook the covered patio and backyard, contributing to plenty of natural light. The kitchen has ample countertop space and an oversized island, that easily fits 5 bar stools, ideal for breakfast time and casual dining. The kitchen is open to the dining space which is open to the living space. A few of the modern finishes included are granite kitchen and bathroom countertops, subway tile backsplash, hardwood flooring in the main areas, tile flooring in the wet areas, stainless steel gas range, dishwasher, and micro hood and recessed lighting. Enjoy peace of mind knowing your new home has an Energy Star certification, which makes it as energy efficient as possible! This home will receive our top-notch warranties and complimentary Smart Home Automation System, which is designed to make

19. 2023-11-01
    listed $260,500 Active 1495-char remark

    Show marketing remark (1495 chars)

    Welcome to the Kingston new home floor plan in Maurice, Louisiana, located in Picard Farms. You will have plenty of room to comfortably accommodate friends and family within the 4-bedroom, 2-bathroom, open concept, split floorplan with 2 car garage. As you enter the Kingston you will be greeted with two bedrooms at the front of the home that are near the full guest bathroom, while the main bedroom suite and ensuite bathroom is located at the back of the home for privacy. The fourth bedroom is next to the kitchen and can serve as an optional den, office, guest bedroom, nursery, or game room, providing extra space for work or for play. The Kingston has a spacious family room with windows that overlook the covered patio and backyard, contributing to plenty of natural light. The kitchen has ample countertop space and an oversized island, that easily fits 5 bar stools, ideal for breakfast time and casual dining. The kitchen is open to the dining space which is open to the living space. A few of the modern finishes included are granite kitchen and bathroom countertops, subway tile backsplash, hardwood flooring in the main areas, tile flooring in the wet areas, stainless steel gas range, dishwasher, and micro hood and recessed lighting. Enjoy peace of mind knowing your new home has an Energy Star certification, which makes it as energy efficient as possible! This home will receive our top-notch warranties and complimentary Smart Home Automation System, which is designed to make

ⓘ 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: $26,057
• − Mortgage interest: −$16,152
• − Property taxes: −$4,325
• − Insurance: −$1,442
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$8,388
• Taxable loss: −$8,420
• Est. tax savings @ 24.0%: +$2,021
• After-tax cash flow: $-1,307/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.

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

3 events — show timeline

• 2024-01-04 Relisted — Zillow
• 2024-01-03 Delisted — Zillow
• 2023-11-01 Listed $260,500 Zillow