Blackburn IV G Plan · Maurice, LA 70555

$232,990

3 bd · 2.0 ba · 1,601 sqft · SingleFamily · 907 Days on market

Fair condition

---

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 +11.1/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into comfort and efficiency with the Blackburn IV A floor plan by DSLD Homes, offering 1,601 sq. ft. of smartly designed living space. This 3-bedroom, 2-bathroom home features a striking brick and stucco exterior, a covered rear porch, and a spacious two-car garage. The open floor plan is enhanced by recessed can lighting in the kitchen, creating a warm, welcoming atmosphere for everyday living and entertaining. The elegant master suite includes a double vanity, a large garden tub, and a walk-in closet for ample storage and relaxation. Perfectly blending style, functionality, and energy-efficient design, the Blackburn IV A is ideal for modern homeowners seeking quality and value.

Key facts

• 2 garage spots
• Listed 907 days

🏗️ New construction. The $232,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $247,222.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $233k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (12.5% below list).
• Recommended offer: $204k (12.5% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $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 907 days — a 12% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Recommended offer $203,755 (12.5% 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 907 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.82% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $247,222
• List price: $232,990
• Delta: -5.76%
• 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
114 Dawson Ave	0.17mi	3/2.0	1,613 (+1%)	1mo	$236,175	$146	90
125 Dawson Ave	0.19mi	3/2.0	1,629 (+2%)	2mo	$235,880	$145	87
107 Pierce Ln	0.15mi	3/2.0	1,538 (-4%)	1mo	$232,696	$151	85
117 Dawson Ave	0.17mi	3/2.0	1,538 (-4%)	3mo	$236,576	$154	83
106 Dawson Ave	0.17mi	4/2.0 (+1)	1,641 (+2%)	0mo	$242,615	$148	82
103 Harper Dr	0.25mi	3/2.0	1,689 (+6%)	3mo	$242,425	$144	77
102 Esson Dr	0.51mi	3/2.0	1,616 (+1%)	1mo	$234,500	$145	74
149 Micah Edward Dr	0.55mi	3/2.0	1,642 (+3%)	3mo	$243,000	$148	68
184 Weaver Way	0.10mi	4/2.5 (+1)	1,833 (+14%)	0mo	$257,095	$140	64
116 Dawson Ave	0.17mi	4/2.5 (+1)	1,833 (+14%)	1mo	$258,406	$141	60
110 Louis Private Ln	0.54mi	3/2.0	1,729 (+8%)	2mo	$280,000	$162	60
409 Weaver Way	0.22mi	4/2.5 (+1)	1,833 (+14%)	2mo	$255,405	$139	57

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-46,324
• Equity at exit: $36,862

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-48,318
• Equity at exit: $21,375

Cash invested: $69,222 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$1,296
• Tax est. 1.5%: −$309 /mo · $3,708/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-99

Break-even live

Break-even rent $2,163

Max offer price $232,921

Occupancy floor 100%

Sensitivity live

Price	-10% $72	-5% $-13	+0% $-99	+5% $-184	+10% $-270
Rent	-10% $-260	-5% $-179	+0% $-99	+5% $-18	+10% $62
Rate	-1.0pp $26	-0.5pp $-36	base $-99	+0.5pp $-163	+1.0pp $-228

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: $61,805
• Closing costs: $7,417
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	15d	1	0.12mi
108 Michael John Dr Maurice, LA	4.0	2.0	1961	$1,900	$0.97	45d	1	0.32mi
112 Melanie Rose Dr Unit NA Maurice, LA	4.0	2.0	2010	$1,995	$0.99	15d	1	0.36mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	45d	1	0.54mi
127 Allister Rd Maurice, LA	4.0	2.0	1803	$1,575	$0.87	45d	1	0.85mi

Listing history 18 events

1. 2026-06-22
   days on market $232,990 Active 907 DOM
2. 2026-06-18
   days on market $232,990 Active 904 DOM
3. 2026-06-17
   days on market $232,990 Active 903 DOM
4. 2026-06-16
   days on market $232,990 Active 902 DOM
5. 2026-06-15
   days on market $232,990 Active 901 DOM
6. 2026-06-14
   days on market $232,990 Active 899 DOM
7. 2026-06-13
   days on market $232,990 Active 898 DOM
8. 2026-06-10
   days on market $232,990 Active 896 DOM
9. 2026-06-09
   days on market $232,990 Active 895 DOM
10. 2026-06-08
    days on market $232,990 Active 894 DOM
11. 2026-06-07
    days on market $232,990 Active 893 DOM
12. 2026-06-03
    days on market $232,990 Active 889 DOM
13. 2026-06-02
    days on market $232,990 Active 888 DOM
14. 2026-06-01
    days on market $232,990 Active 887 DOM
15. 2026-05-31
    days on market $232,990 Active 886 DOM
16. 2026-05-30
    days on market $232,990 Active 885 DOM
17. 2025-04-01
    price $229,990 693-char remark

    Show marketing remark (693 chars)

    Step into comfort and efficiency with the Blackburn IV A floor plan by DSLD Homes, offering 1,601 sq. ft. of smartly designed living space. This 3-bedroom, 2-bathroom home features a striking brick and stucco exterior, a covered rear porch, and a spacious two-car garage. The open floor plan is enhanced by recessed can lighting in the kitchen, creating a warm, welcoming atmosphere for everyday living and entertaining. The elegant master suite includes a double vanity, a large garden tub, and a walk-in closet for ample storage and relaxation. Perfectly blending style, functionality, and energy-efficient design, the Blackburn IV A is ideal for modern homeowners seeking quality and value.

18. 2023-12-28
    listed $227,990 Active 693-char remark

    Show marketing remark (693 chars)

    Step into comfort and efficiency with the Blackburn IV A floor plan by DSLD Homes, offering 1,601 sq. ft. of smartly designed living space. This 3-bedroom, 2-bathroom home features a striking brick and stucco exterior, a covered rear porch, and a spacious two-car garage. The open floor plan is enhanced by recessed can lighting in the kitchen, creating a warm, welcoming atmosphere for everyday living and entertaining. The elegant master suite includes a double vanity, a large garden tub, and a walk-in closet for ample storage and relaxation. Perfectly blending style, functionality, and energy-efficient design, the Blackburn IV A is ideal for modern homeowners seeking quality and value.

ⓘ 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: $24,451
• − Mortgage interest: −$13,848
• − Property taxes: −$3,708
• − Insurance: −$1,236
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$7,192
• Taxable loss: −$5,446
• Est. tax savings @ 24.0%: +$1,307
• After-tax cash flow: $121/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 · 2 photos

Fair 45/100 Moderate rehab

The home requires significant exterior repairs and landscaping to improve its curb appeal and value.

Repairs flagged

• Major Landscaping — Overgrown and unkempt
• Major Exterior siding — Weathered and peeling
• Minor Driveway — Concrete in good condition

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and property value
• Both Interior painting — Improves the home's appearance and can increase its value
• Both Landscaping and exterior painting — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Exterior siding · Weathered and peeling	Major	$15,000–50,000
Driveway · Concrete in good condition	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and property value ↑
• Both Interior painting — Improves the home's appearance and can increase its value ↑
• Both Landscaping and exterior painting — Enhances curb appeal and property value ↑

ⓘ 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

• 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

+0.9% since first listed

2 events — show timeline

• 2025-04-01 Price Changed $229,990 Zillow
• 2023-12-28 Listed $227,990 Zillow