Rosette Plan · Maurice, LA 70555

$289,350

4 bd · 2.0 ba · 1,684 sqft · SingleFamily · 157 Days on market

Good condition

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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).

• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Schools +5.8/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

None

Key facts

• 2 garage spots
• Listed 156 days

🏗️ New construction. The $289,350 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $311,903.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-569 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (30.6% below list).
• Recommended offer: $201k (30.6% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 5.9% in Maurice — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 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 $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 157 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,879 (30.6% 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 157 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.64% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.81%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

• ARV (median comp): $311,903
• List price: $289,350
• Delta: -8.11%
• 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
111 Lilian Ln	0.13mi	4/2.0	1,684 (0%)	2mo	$285,600	$170	92
113 Lilian Ln	0.13mi	3/2.0 (-1)	1,639 (-3%)	0mo	$284,700	$174	84
112 Lilian Ln	0.09mi	4/2.0	1,873 (+11%)	4mo	$304,500	$163	74
9391 Garrett Rd	0.38mi	3/2.0 (-1)	1,613 (-4%)	0mo	$237,000	$147	70
106 Carreras Ln	0.16mi	3/2.0 (-1)	1,531 (-9%)	4mo	$256,999	$168	69
9389 Garrett Rd	0.38mi	4/2.0	1,836 (+9%)	0mo	$242,500	$132	67
114 Lilian Ln	0.08mi	3/2.0 (-1)	1,915 (+14%)	4mo	$308,200	$161	65
9385 Garrett Rd	0.38mi	4/2.0	1,874 (+11%)	4mo	$250,500	$134	60
204 Crest Cove Dr	0.71mi	3/2.0 (-1)	1,616 (-4%)	0mo	$230,000	$142	55
9394 Garrett Rd	0.36mi	3/2.0 (-1)	1,444 (-14%)	2mo	$224,500	$155	53
9410 Garrett Rd	0.54mi	3/2.0 (-1)	1,456 (-14%)	3mo	$210,000	$144	45
131 Rue Village Rd	0.63mi	3/2.0 (-1)	1,456 (-14%)	4mo	$235,000	$161	40

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: -30.0%
• Equity multiple: 0.01×
• Total profit: $-86,722
• Equity at exit: $46,506

10-year hold

• IRR: -31.3%
• Equity multiple: -0.40×
• Total profit: $-122,021
• Equity at exit: $26,968

Cash invested: $87,333 (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: 54 active · 16 under contract
• Months of supply: 10.1 mo (10%/mo absorbed)
• Median asking: $265,125 ($162/sqft)
• Median days on market: 157 d
• This list price: 76% of active listings are priced below it
• ARV vs active asking: +14.4% above 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: 12.0×

Monthly cashflow live

• Estimated rent: $2,009 medium
• Mortgage (P&I): −$1,636
• Tax est. 1.5%: −$390 /mo · $4,679/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-569

Break-even live

Break-even rent $2,728

Max offer price $229,633

Occupancy floor —

Sensitivity live

Price	-10% $-353	-5% $-461	+0% $-569	+5% $-676	+10% $-784
Rent	-10% $-727	-5% $-648	+0% $-569	+5% $-489	+10% $-410
Rate	-1.0pp $-411	-0.5pp $-489	base $-569	+0.5pp $-649	+1.0pp $-732

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: $77,976
• Closing costs: $9,357
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $289,350 Active 157 DOM
2. 2026-08-07
   days on market $289,350 Active 156 DOM
3. 2026-08-06
   days on market $289,350 Active 155 DOM
4. 2026-08-05
   pricedays on market $289,350 Active 154 DOM
5. 2026-08-04
   days on market $286,600 Active 153 DOM
6. 2026-08-03
   remarks 699-char remark
7. 2026-08-03
   days on market $286,600 Active 152 DOM
8. 2026-07-31
   days on market $286,600 Active 149 DOM
9. 2026-07-29
   days on market $286,600 Active 147 DOM
10. 2026-07-27
    days on market $286,600 Active 145 DOM
11. 2026-07-25
    days on market $286,600 Active 143 DOM
12. 2026-07-24
    days on market $286,600 Active 142 DOM
13. 2026-07-23
    days on market $286,600 Active 141 DOM
14. 2026-07-22
    days on market $286,600 Active 140 DOM
15. 2026-07-21
    days on market $286,600 Active 139 DOM
16. 2026-07-18
    days on market $286,600 Active 136 DOM
17. 2026-07-16
    days on market $286,600 Active 134 DOM
18. 2026-07-16
    days on market $286,600 Active 133 DOM
19. 2026-07-14
    days on market $286,600 Active 132 DOM
20. 2026-07-13
    days on market $286,600 Active 131 DOM
21. 2026-07-12
    days on market $286,600 Active 130 DOM
22. 2026-07-11
    days on market $286,600 Active 129 DOM
23. 2026-07-10
    days on market $286,600 Active 128 DOM
24. 2026-07-09
    days on market $286,600 Active 127 DOM
25. 2026-07-08
    days on market $286,600 Active 126 DOM
26. 2026-07-07
    days on market $286,600 Active 125 DOM
27. 2026-07-06
    days on market $286,600 Active 124 DOM
28. 2026-07-05
    days on market $286,600 Active 123 DOM
29. 2026-07-04
    days on market $286,600 Active 122 DOM
30. 2026-07-03
    days on market $286,600 Active 121 DOM
31. 2026-07-02
    days on market $286,600 Active 120 DOM
32. 2026-07-01
    days on market $286,600 Active 119 DOM
33. 2026-06-30
    days on market $286,600 Active 118 DOM
34. 2026-06-29
    days on market $286,600 Active 117 DOM
35. 2026-06-28
    days on market $286,600 Active 116 DOM
36. 2026-06-28
    days on market $286,600 Active 115 DOM
37. 2026-06-27
    days on market $286,600 Active 114 DOM
38. 2026-06-25
    days on market $286,600 Active 112 DOM
39. 2026-06-23
    days on market $286,600 Active 110 DOM
40. 2026-06-22
    days on market $286,600 Active 109 DOM
41. 2026-06-18
    days on market $286,600 Active 106 DOM
42. 2026-06-17
    days on market $286,600 Active 105 DOM
43. 2026-06-16
    days on market $286,600 Active 104 DOM
44. 2026-06-15
    days on market $286,600 Active 103 DOM
45. 2026-06-14
    days on market $286,600 Active 101 DOM
46. 2026-06-13
    days on market $286,600 Active 100 DOM
47. 2026-06-10
    days on market $286,600 Active 98 DOM
48. 2026-06-09
    days on market $286,600 Active 97 DOM
49. 2026-06-09
    price $286,600 Active 96 DOM
50. 2026-06-08
    days on market $285,600 Active 96 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: $24,105
• − Mortgage interest: −$17,471
• − Property taxes: −$4,679
• − Insurance: −$1,560
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$9,074
• Taxable loss: −$12,534
• Est. tax savings @ 24.0%: +$3,008
• After-tax cash flow: $-3,814/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 · 12 photos

Good 80/100 None rehab

The home is in good condition with no visible repairs needed. It has a good exterior, interior, and landscaping, making it a solid investment.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and add value. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system can attract tenants and reduce utility costs. ↑

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

1 event — show timeline

• 2026-03-04 Listed $285,600 Zillow