213 Weaver Way · Maurice, LA 70555

$255,000

3 bd · 2.0 ba · 1,855 sqft · SingleFamily public records · 51 Days on market

Built 2023 Excellent condition 7,200 sqft lot $137/sqft · at area comps Est $258k · at est. $32/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).

• Cash flow +12.8/30.0
• ARV discount +8.0/15.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER OFFERING $5,000 TOWARDS CLOSING COSTS!!! Hudson Yards is a new and desirable subdivision located in a quiet part of Maurice. The home at 213 Weaver Way was built in 2023 and has been meticulously kept since new. Walking up, you will love the attractive curb appeal, tasteful landscaping, and the welcoming outside foyer area that brings you through the front door. Inside, you are greeted by a large open floor plan, high ceilings, and a light and bright feel from the numerous windows. The kitchen as a large island, beautiful cabinetry, and walk-in pantry. The bedrooms are in a split plan, with the master being at the rear of the home. The master has a VERY unique flow through closet that connects to the laundry and then back into the main living space. This is a beautiful and clean home, make it yours TODAY!

Key facts

• 7,200 sq ft lot
• 2 garage spots
• Built 2023

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-21 ($-252/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (19.7% below list).
• Recommended offer: $205k (19.7% 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 $8k 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 51 days — a 3% lower offer ($247k) 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 $204,739 (19.7% 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 51 days. Have you received any prior offers? Is the seller open to a 20% 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. 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: 0.80% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (median comp): $257,643
• List price: $255,000
• Delta: -1.03%
• 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
184 Weaver Way	0.02mi	4/2.5 (+1)	1,833 (-1%)	0mo	$257,095	$140	90
121 Harper Dr	0.20mi	4/2.0 (+1)	1,858 (+0%)	1mo	$258,936	$139	85
116 Dawson Ave	0.13mi	4/2.5 (+1)	1,833 (-1%)	1mo	$258,406	$141	85
108 Pierce Ln	0.17mi	4/2.0 (+1)	1,875 (+1%)	2mo	$257,185	$137	84
409 Weaver Way	0.22mi	4/2.5 (+1)	1,833 (-1%)	2mo	$255,405	$139	79
114 Dawson Ave	0.13mi	3/2.0	1,613 (-13%)	1mo	$236,175	$146	72
125 Dawson Ave	0.15mi	3/2.0	1,629 (-12%)	2mo	$235,880	$145	71
106 Dawson Ave	0.13mi	4/2.0 (+1)	1,641 (-12%)	0mo	$242,615	$148	70
98 Margaret Lucia Dr	0.55mi	4/2.0 (+1)	1,885 (+2%)	2mo	$280,000	$149	65
110 Louis Private Ln	0.64mi	3/2.0	1,729 (-7%)	2mo	$280,000	$162	57
149 Micah Edward Dr	0.52mi	3/2.0	1,642 (-12%)	3mo	$243,000	$148	54
102 Esson Dr	0.59mi	3/2.0	1,616 (-13%)	1mo	$234,500	$145	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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-42,704
• Equity at exit: $38,021

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-39,092
• Equity at exit: $22,048

Cash invested: $71,400 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$106
• HOA: −$32
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-21

Break-even live

Break-even rent $2,074

Max offer price $251,290

Occupancy floor 96%

Sensitivity live

Price	-10% $123	-5% $51	+0% $-21	+5% $-93	+10% $-165
Rent	-10% $-183	-5% $-102	+0% $-21	+5% $60	+10% $141
Rate	-1.0pp $107	-0.5pp $44	base $-21	+0.5pp $-87	+1.0pp $-154

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: $63,750
• Closing costs: $7,650
• 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	0.03mi
108 Michael John Dr Maurice, LA	4.0	2.0	1961	$1,900	$0.97	45d	1	0.26mi
112 Melanie Rose Dr Unit NA Maurice, LA	4.0	2.0	2010	$1,995	$0.99	15d	1	0.28mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	45d	1	0.59mi
127 Allister Rd Maurice, LA	4.0	2.0	1803	$1,575	$0.87	45d	1	0.80mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: landscaping

Listing history 3 events

1. 2026-03-30
   listed $255,000 Active 829-char remark

   Show marketing remark (829 chars)

   SELLER OFFERING $5,000 TOWARDS CLOSING COSTS!!! Hudson Yards is a new and desirable subdivision located in a quiet part of Maurice. The home at 213 Weaver Way was built in 2023 and has been meticulously kept since new. Walking up, you will love the attractive curb appeal, tasteful landscaping, and the welcoming outside foyer area that brings you through the front door. Inside, you are greeted by a large open floor plan, high ceilings, and a light and bright feel from the numerous windows. The kitchen as a large island, beautiful cabinetry, and walk-in pantry. The bedrooms are in a split plan, with the master being at the rear of the home. The master has a VERY unique flow through closet that connects to the laundry and then back into the main living space. This is a beautiful and clean home, make it yours TODAY!

2. 2023-12-28
   soldstatus $247,615 Sold 584-char remark

   Show marketing remark (584 chars)

   *SOLD BEFORE LISTED* Brand NEW Construction built by DSLD HOMES! The TOWNSEND IV H offers a 3 bedroom, 2 full bath open floor plan. This one includes upgraded blinds for windows, undermount sink for all vanities, undermount cabinet lighting & more. Special features include: granite counters, kitchen island, vinyl plank flooring in living room & all wet areas, undermount kitchen sink, garden tub, separate shower & large walk-in closet with separate access to laundry in master, smart connect Wi-Fi thermostat, structured wiring panel box, covered patio & much more!

3. 2023-11-07
   listed $247,615 584-char remark

   Show marketing remark (584 chars)

   *SOLD BEFORE LISTED* Brand NEW Construction built by DSLD HOMES! The TOWNSEND IV H offers a 3 bedroom, 2 full bath open floor plan. This one includes upgraded blinds for windows, undermount sink for all vanities, undermount cabinet lighting & more. Special features include: granite counters, kitchen island, vinyl plank flooring in living room & all wet areas, undermount kitchen sink, garden tub, separate shower & large walk-in closet with separate access to laundry in master, smart connect Wi-Fi thermostat, structured wiring panel box, covered patio & much more!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,955 · $163/mo
• Projected year-2 tax: $1,955 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,569
• − Mortgage interest: −$14,284
• − Property taxes: −$1,955
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − HOA: −$384
• − Depreciation: −$7,418
• Taxable loss: −$4,679
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $871/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

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for a buyer looking for a move-in ready property.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and adds aesthetic appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and adds aesthetic 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

• 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

+3.0% since first listed

3 events — show timeline

• 2026-03-30 Listed $255,000 AcadianaMLS
• 2023-12-28 Sold (MLS) $247,615 AcadianaMLS
• 2023-11-07 Listed $247,615 AcadianaMLS

Property tax history

+145.4%/yr

Latest (2025): $1,955 · -0.1% YoY. Source: county tax records.