Fargo Plan · Maurice, LA 70555

$231,000

4 bd · 2.0 ba · 1,704 sqft · SingleFamily · 481 Days on market

Good condition

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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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Fargo plan, located at the charming Cottage Cove community in Maurice, Louisiana. The Fargo is one of our popular one-story floor plans. With this 4-bedroom, 2-bathroom home, you will explore over 1,700 square feet of spacious living, perfect for any family or individual alike to enjoy comfortably. As you enter the Fargo, you will see the long main hallway leading you to the open living room and kitchen. Low maintenance hard surface flooring throughout the main areas offer a sleek, low maintenance way to keep your floors looking great while soft carpet in the bedrooms keep your feet cozy. The kitchen and bathrooms feature granite countertops and modern shaker style cabinetry, a walk-in pantry, and a conveniently located island, ideal for your family and guests to enjoy meals together. The primary bedroom is located at the rear of the home for privacy and has its own ensuite bath featuring a spacious walk-in closet. Additionally, the home has 3 other bedrooms offering plenty of room to grow, office space or serve as bonus rooms. On the exterior of the Fargo, you will notice eye catching, aesthetic brick and 2 car garage with attic access, and space for extra storage. Each home comes with a covered patio to enjoy those pretty days outside, fully sodded yard and standard landscape package. Indulge in the ease of our included Smart Home Automation Technology, designed to bring everyday life right to your fingertips. Whatever room in this house you are in, you wil

Key facts

• Granite countertops
• Walk-in pantry
• 2 garage spots

Tags

• COTTAGE COVE COMMUNITY
• HARDWOOD VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• MODERN SHAKER STYLE CABINETRY
• WALK-IN PANTRY
• CONVENIENTLY LOCATED ISLAND

🏗️ New construction. The $231,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $226,402.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $231k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (8.3% below list).
• Recommended offer: $203k (12.0% below list) — sets the bar for market timing.

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; 1 comparable units currently listed for rent nearby; solid renter incomes; 228 units permitted in Vermilion Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 481 days — a 12% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Recommended offer $203,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 481 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $226,402
• List price: $231,000
• Delta: 2.03%
• 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
9390 Garrett Rd	0.26mi	4/2.0	1,874 (+10%)	3mo	$250,500	$134	69
9385 Garrett Rd	0.28mi	4/2.0	1,874 (+10%)	2mo	$250,500	$134	68
201 Carreras Ln	0.49mi	3/2.0 (-1)	1,719 (+1%)	3mo	$287,000	$167	68
111 Carreras Ln	0.49mi	3/2.0 (-1)	1,617 (-5%)	4mo	$274,000	$169	60
108 Lilian Ln	0.44mi	4/2.0	1,874 (+10%)	3mo	$299,999	$160	60
112 Lilian Ln	0.47mi	4/2.0	1,873 (+10%)	2mo	$304,500	$163	60
127 Ella Hill St	0.58mi	3/2.0 (-1)	1,758 (+3%)	4mo	$305,000	$173	59
9410 Garrett Rd	0.27mi	3/2.0 (-1)	1,456 (-15%)	1mo	$210,000	$144	57
106 Carreras Ln	0.51mi	3/2.0 (-1)	1,531 (-10%)	2mo	$256,999	$168	53
108 Carreras Ln	0.51mi	3/2.0 (-1)	1,521 (-11%)	3mo	$256,300	$169	51
114 Lilian Ln	0.47mi	3/2.0 (-1)	1,915 (+12%)	2mo	$308,200	$161	50
131 Rue Village Rd	0.69mi	3/2.0 (-1)	1,456 (-15%)	2mo	$235,000	$161	36

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-29,706
• Equity at exit: $33,757

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-16,790
• Equity at exit: $19,575

Cash invested: $63,393 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,119 medium
• Mortgage (P&I): −$1,187
• Tax est. 1.5%: −$283 /mo · $3,396/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $109

Break-even live

Break-even rent $1,981

Max offer price $226,402

Occupancy floor 90%

Sensitivity live

Price	-10% $266	-5% $187	+0% $109	+5% $31	+10% $-47
Rent	-10% $-58	-5% $25	+0% $109	+5% $193	+10% $276
Rate	-1.0pp $223	-0.5pp $167	base $109	+0.5pp $50	+1.0pp $-9

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: $56,601
• Closing costs: $6,792
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.40mi

Listing history 18 events

1. 2026-06-22
   days on market $231,000 Active 481 DOM
2. 2026-06-18
   days on market $231,000 Active 478 DOM
3. 2026-06-17
   days on market $231,000 Active 477 DOM
4. 2026-06-16
   days on market $231,000 Active 476 DOM
5. 2026-06-15
   days on market $231,000 Active 475 DOM
6. 2026-06-14
   days on market $231,000 Active 473 DOM
7. 2026-06-13
   days on market $231,000 Active 472 DOM
8. 2026-06-10
   days on market $231,000 Active 470 DOM
9. 2026-06-09
   days on market $231,000 Active 469 DOM
10. 2026-06-08
    days on market $231,000 Active 468 DOM
11. 2026-06-07
    days on market $231,000 Active 467 DOM
12. 2026-06-03
    days on market $231,000 Active 463 DOM
13. 2026-06-02
    days on market $231,000 Active 462 DOM
14. 2026-06-01
    days on market $231,000 Active 461 DOM
15. 2026-05-31
    days on market $231,000 Active 460 DOM
16. 2026-05-30
    days on market $231,000 Active 459 DOM
17. 2026-04-21
    price $231,000 1498-char remark

    Show marketing remark (1498 chars)

    Welcome to the Fargo plan, located at the charming Cottage Cove community in Maurice, Louisiana. The Fargo is one of our popular one-story floor plans. With this 4-bedroom, 2-bathroom home, you will explore over 1,700 square feet of spacious living, perfect for any family or individual alike to enjoy comfortably. As you enter the Fargo, you will see the long main hallway leading you to the open living room and kitchen. Low maintenance hard surface flooring throughout the main areas offer a sleek, low maintenance way to keep your floors looking great while soft carpet in the bedrooms keep your feet cozy. The kitchen and bathrooms feature granite countertops and modern shaker style cabinetry, a walk-in pantry, and a conveniently located island, ideal for your family and guests to enjoy meals together. The primary bedroom is located at the rear of the home for privacy and has its own ensuite bath featuring a spacious walk-in closet. Additionally, the home has 3 other bedrooms offering plenty of room to grow, office space or serve as bonus rooms. On the exterior of the Fargo, you will notice eye catching, aesthetic brick and 2 car garage with attic access, and space for extra storage. Each home comes with a covered patio to enjoy those pretty days outside, fully sodded yard and standard landscape package. Indulge in the ease of our included Smart Home Automation Technology, designed to bring everyday life right to your fingertips. Whatever room in this house you are in, you wil

18. 2025-02-25
    listed $228,500 Active 1498-char remark

    Show marketing remark (1498 chars)

    Welcome to the Fargo plan, located at the charming Cottage Cove community in Maurice, Louisiana. The Fargo is one of our popular one-story floor plans. With this 4-bedroom, 2-bathroom home, you will explore over 1,700 square feet of spacious living, perfect for any family or individual alike to enjoy comfortably. As you enter the Fargo, you will see the long main hallway leading you to the open living room and kitchen. Low maintenance hard surface flooring throughout the main areas offer a sleek, low maintenance way to keep your floors looking great while soft carpet in the bedrooms keep your feet cozy. The kitchen and bathrooms feature granite countertops and modern shaker style cabinetry, a walk-in pantry, and a conveniently located island, ideal for your family and guests to enjoy meals together. The primary bedroom is located at the rear of the home for privacy and has its own ensuite bath featuring a spacious walk-in closet. Additionally, the home has 3 other bedrooms offering plenty of room to grow, office space or serve as bonus rooms. On the exterior of the Fargo, you will notice eye catching, aesthetic brick and 2 car garage with attic access, and space for extra storage. Each home comes with a covered patio to enjoy those pretty days outside, fully sodded yard and standard landscape package. Indulge in the ease of our included Smart Home Automation Technology, designed to bring everyday life right to your fingertips. Whatever room in this house you are in, you wil

ⓘ 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: $25,424
• − Mortgage interest: −$12,682
• − Property taxes: −$3,396
• − Insurance: −$1,132
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$6,586
• Taxable loss: −$2,441
• Est. tax savings @ 24.0%: +$586
• After-tax cash flow: $1,895/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 · 6 photos

Good 80/100 None rehab

This Fargo plan home in Maurice, Louisiana is in good condition with neutral finishes and modern updates. It offers a spacious layout and is ready for a fresh coat of paint and landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping — Improves curb appeal and enhances property value
• Both Add a front porch — Increases curb appeal and provides a welcoming entrance

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Add a front porch — Increases curb appeal and provides a welcoming entrance ↑

ⓘ 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

+1.1% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $231,000 Zillow
• 2025-02-25 Listed $228,500 Zillow