210 Crest Cove Dr · Maurice, LA 70555

$210,000

3 bd · 2.0 ba · 1,298 sqft · SingleFamily · 10 Days on market

Poor condition 5,662 sqft lot $33/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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Ashburn! Featured in our Cottage Cove community in Maurice, Louisiana. The Ashburn is a charming new home floor plan showcasing 3 bedrooms, 2 bathrooms and a 2-car garage. As you enter, the inviting foyer leads you to the open concept living area where your living room, kitchen and dining areas blend coherently into a space created for everyday living and comfort. The kitchen is equipped with island, subway tile backsplash, stainless-steel kitchen appliance package, and walk-in pantry. The primary bedroom has attached ensuite bath that boasts a spacious walk-in closet, shelves for your linens, a separate door for the toilet. Across the home you will find the other 2 bedrooms, located near the other full bathroom and utility room. Whether these rooms become bedrooms, office, or other bonus areas, the options are endless to suit your needs. The quaint exteriors include modern brick, covered back patios, fully sodded yards, and low maintenance landscape package. Integrated into every home is our Smart Home Automation System, which is designed to make everyday life easier. To top it off we include our unrivaled warranties and an Energy Star certification for peace of mind knowing your home is as energy efficient as possible. Contact us today to learn more and to schedule your personal tour of the Ashburn!

Key facts

• Granite island
• Tile flooring
• Prime location

Tags

• PRIME LOCATION
• HARD SURFACE FLOORING
• TILE FLOORING
• GRANITE ISLAND
• SUBWAY TILE BACKSPLASH
• WALK-IN PANTRY

Property features AI

Finance

• HOA & community: Homeowners association with property management; Association fee $400 annually

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; 2-car garage
• Utilities: Public sewer; Electric service: Entergy
• Home design: Single family residence; Under construction; Paved road frontage
• Construction: Brick veneer and vinyl siding over frame construction; Composition roof
• Exterior features: Exterior lighting; Covered porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas stove/convection
• Flooring: Carpet; Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Double vanity; Kitchen island; Varied ceiling heights; Walk-in pantry; Walk-in closets; Granite counters; Double pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $210,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $206,382.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $73 ($874/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 $194k (7.6% below list).
• Recommended offer: $194k (7.6% 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; 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 31% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $193,936 (7.6% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $206,382
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Cottage Cove Dr	0.21mi	3/2.0	1,298 (0%)	6mo	$207,000	$159	85
124 Cottage Cove Dr	0.21mi	3/2.0	1,298 (0%)	10mo	$207,000	$159	82
154 Cottage Cove Dr	0.21mi	3/2.0	1,447 (+12%)	3mo	$217,000	$150	69
125 Cottage Cove Dr	0.21mi	3/2.0	1,447 (+12%)	9mo	$214,500	$148	63
128 Rue Village Rd	0.67mi	3/2.0	1,365 (+5%)	1mo	$227,000	$166	59
204 Carreras Ln	0.72mi	3/2.0	1,216 (-6%)	0mo	$233,500	$192	56
101 Harvest View Ln	0.72mi	3/2.0	1,385 (+7%)	1mo	$254,200	$184	55
9410 Garrett Rd	0.55mi	3/2.0	1,456 (+12%)	1mo	$210,000	$144	53
9382 Garrett Rd	0.57mi	3/2.0	1,444 (+11%)	4mo	$228,000	$158	51
9379 Garrett Rd	0.58mi	3/2.0	1,444 (+11%)	8mo	$229,000	$159	48
131 Rue Village Rd	0.65mi	3/2.0	1,456 (+12%)	2mo	$235,000	$161	47
117 Rue Village Rd	0.73mi	3/2.0	1,471 (+13%)	8mo	$250,000	$170	37

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-28,754
• Equity at exit: $30,772

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-18,864
• Equity at exit: $17,844

Cash invested: $57,787 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,939 medium
• Mortgage (P&I): −$1,082
• Tax est. 1.5%: −$258 /mo · $3,096/yr
• Insurance: −$86
• HOA: −$33
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $73

Break-even live

Break-even rent $1,847

Max offer price $206,382

Occupancy floor 91%

Sensitivity live

Price	-10% $215	-5% $144	+0% $73	+5% $2	+10% $-70
Rent	-10% $-80	-5% $-4	+0% $73	+5% $149	+10% $226
Rate	-1.0pp $177	-0.5pp $125	base $73	+0.5pp $19	+1.0pp $-35

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: $51,596
• Closing costs: $6,191
• 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	1.19mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 8 events

1. 2026-06-22
   days on market $210,000 Active 10 DOM
2. 2026-06-18
   days on market $210,000 Active 7 DOM
3. 2026-06-17
   days on market $210,000 Active 6 DOM
4. 2026-06-16
   days on market $210,000 Active 5 DOM
5. 2026-06-15
   days on market $210,000 Active 4 DOM
6. 2026-06-14
   days on market $210,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $210,000 Active 1 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: $23,272
• − Mortgage interest: −$11,561
• − Property taxes: −$3,096
• − Insurance: −$1,032
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − HOA: −$396
• − Depreciation: −$6,004
• Taxable loss: −$2,539
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $1,483/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

Poor 20/100 Extensive rehab

This property requires extensive structural repairs and rebuilding due to severe damage, making it unsuitable for immediate occupancy or sale.

Repairs flagged

• Major Exposed insulation and structural damage — Structural integrity compromised
• Major Exposed insulation and structural damage — Structural integrity compromised
• Major Exposed insulation and structural damage — Structural integrity compromised
• Major Exposed insulation and structural damage — Structural integrity compromised
• Major Exposed insulation and structural damage — Structural integrity compromised
• Major Exposed insulation and structural damage — Structural integrity compromised
• Major Exposed insulation and structural damage — Structural integrity compromised

Value-add opportunities

• Both Rebuild entire structure — Structural integrity compromised
• Both Rebuild entire structure — Structural integrity compromised

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed insulation and structural damage · Structural integrity compromised	Major	$15,000–50,000
Exposed insulation and structural damage · Structural integrity compromised	Major	$15,000–50,000
Exposed insulation and structural damage · Structural integrity compromised	Major	$15,000–50,000
Exposed insulation and structural damage · Structural integrity compromised	Major	$15,000–50,000
Exposed insulation and structural damage · Structural integrity compromised	Major	$15,000–50,000
Exposed insulation and structural damage · Structural integrity compromised	Major	$15,000–50,000
Exposed insulation and structural damage · Structural integrity compromised	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Rebuild entire structure — Structural integrity compromised ↑
• Both Rebuild entire structure — Structural integrity compromised ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $210,000 AcadianaMLS
• 2026-06-10 Listed $210,000 Zillow