204 Carreras Ln · Maurice, LA 70555

$233,500

3 bd · 2.0 ba · 1,216 sqft · Land · 209 Days on market

0.50 ac lot $192/sqft · 11% below area Est $263k · 11% under $35/mo HOA · 2% of rent

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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).

• ARV discount +12.6/15.0
• Cash flow +9.6/30.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Receive up to $10,000 in incentives on this MOVE IN READY new construction home! Welcome to Prairie Cove Phase II, where modern design meets energy-efficient living! This stunning new construction Energy Star home is sitting on a pond lot, featuring the Autumn Cottage floorplan, offering 3 bedrooms and 2 full baths with thoughtful details throughout. The well-appointed kitchen includes a freestanding gas range, stainless appliances, 2cm quartz countertops, an undermount kitchen sink, pantry area and custom-built cabinets - perfect for both everyday living and entertaining. The flooring features a stylish vinyl plank, tile, and carpet, providing a balance of durability and comfort. Master suite features a nice size bedroom. This home also comes equipped with a tankless water heater, ensuring an endless supply of hot water while maximizing energy efficiency. Outside, the property is completed with up to 10 pallets of sod and professionally designed landscaping at the front, creating a beautiful and inviting exterior. Don't miss this opportunity to own a new construction energy-efficient home in Prairie Cove Phase II. Located close to the new Charter School.

Key facts

• Energy star home
• Stainless appliances
• Pond lot

Tags

• ENERGY STAR HOME
• POND LOT
• FREESTANDING GAS RANGE
• STAINLESS APPLIANCES
• 2CM QUARTZ COUNTERTOPS
• UNDERMOUNT KITCHEN SINK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $234k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (19.2% below list).
• Recommended offer: $189k (19.2% 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.
• Market conditions: 248 active listings in the ZIP; solid renter incomes; 228 units permitted in Vermilion Parish in 2024 (0 in 5+ unit buildings).

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 209 days — a 12% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Recommended offer $188,723 (19.2% 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 209 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 10.3

CMA / ARV

• ARV (median comp): $263,020
• List price: $233,500
• Delta: -11.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-47,834
• Equity at exit: $34,816

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-54,388
• Equity at exit: $20,189

Cash invested: $65,380 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,887 medium
• Mortgage (P&I): −$1,224
• Tax est. 1.5%: −$292 /mo · $3,502/yr
• Insurance: −$97
• HOA: −$35
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-158

Break-even live

Break-even rent $2,087

Max offer price $210,673

Occupancy floor —

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: $58,375
• Closing costs: $7,005
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: watergaslandscaping

Listing history 2 events

1. 2026-05-05
   status Pending 1175-char remark

   Show marketing remark (1175 chars)

   *Receive up to $10,000 in incentives on this MOVE IN READY new construction home! Welcome to Prairie Cove Phase II, where modern design meets energy-efficient living! This stunning new construction Energy Star home is sitting on a pond lot, featuring the Autumn Cottage floorplan, offering 3 bedrooms and 2 full baths with thoughtful details throughout. The well-appointed kitchen includes a freestanding gas range, stainless appliances, 2cm quartz countertops, an undermount kitchen sink, pantry area and custom-built cabinets - perfect for both everyday living and entertaining. The flooring features a stylish vinyl plank, tile, and carpet, providing a balance of durability and comfort. Master suite features a nice size bedroom. This home also comes equipped with a tankless water heater, ensuring an endless supply of hot water while maximizing energy efficiency. Outside, the property is completed with up to 10 pallets of sod and professionally designed landscaping at the front, creating a beautiful and inviting exterior. Don't miss this opportunity to own a new construction energy-efficient home in Prairie Cove Phase II. Located close to the new Charter School.

2. 2025-10-08
   listed $233,500 Active 1175-char remark

   Show marketing remark (1175 chars)

   *Receive up to $10,000 in incentives on this MOVE IN READY new construction home! Welcome to Prairie Cove Phase II, where modern design meets energy-efficient living! This stunning new construction Energy Star home is sitting on a pond lot, featuring the Autumn Cottage floorplan, offering 3 bedrooms and 2 full baths with thoughtful details throughout. The well-appointed kitchen includes a freestanding gas range, stainless appliances, 2cm quartz countertops, an undermount kitchen sink, pantry area and custom-built cabinets - perfect for both everyday living and entertaining. The flooring features a stylish vinyl plank, tile, and carpet, providing a balance of durability and comfort. Master suite features a nice size bedroom. This home also comes equipped with a tankless water heater, ensuring an endless supply of hot water while maximizing energy efficiency. Outside, the property is completed with up to 10 pallets of sod and professionally designed landscaping at the front, creating a beautiful and inviting exterior. Don't miss this opportunity to own a new construction energy-efficient home in Prairie Cove Phase II. Located close to the new Charter School.

ⓘ 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: $22,647
• − Mortgage interest: −$13,080
• − Property taxes: −$3,502
• − Insurance: −$1,168
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − HOA: −$420
• − Depreciation: −$6,793
• Taxable loss: −$5,939
• Est. tax savings @ 24.0%: +$1,425
• After-tax cash flow: $-468/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

2 events — show timeline

• 2026-05-05 Pending — AcadianaMLS
• 2025-10-08 Listed $233,500 AcadianaMLS

Property tax history

+5.3%/yr

Latest (2025): $342 · -0.1% YoY. Source: county tax records.