Lakeview Plan · Maurice, LA 70555

$264,500

5 bd · 3.0 ba · 2,087 sqft · SingleFamily · 992 Days on market

Excellent 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 +10.8/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Lakeview features a single-story layout with five bedrooms and three bathrooms. This floor plan is unique in that it offers a three-way split floor plan. The entrance leads into a foyer that connects to two of the secondary bedrooms. These bedrooms are adjacent to the first of three full bathrooms. Moving forward through the foyer, it flows into an open concept area that includes the kitchen, dining, and living room. The kitchen is equipped with a walk-in pantry and an island with a double sink, and stainless steel appliances. The living room is spacious and opens to a covered patio for outdoor enjoyment. The dining area provides access to the two-car garage, which includes attic access for additional storage. Off the living room, a hallway leads to two more secondary bedrooms and access to a second full bathroom. The primary suite, is located at the rear of the home, ensuring privacy. It includes an ensuite bathroom with a spacious tub shower, dedicated shelving for towels and linens, and a large walk-in closet. The utility room with washer and dryer connections is situated across from the primary suite allowing functionality and convenience. The Lakeview offers a practical layout that combines privacy and open spaces, making it ideal for larger families, multi-generational living, or individuals looking for versatility in their living spaces.

Key facts

• 2 garage spots
• Listed 991 days

🏗️ New construction. The $264,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $288,290.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $264k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (11.0% below list).
• Recommended offer: $233k (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: 399 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 37% 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 $9k 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 992 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $232,760 (12.0% 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 992 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $288,290
• List price: $264,500
• Delta: -8.25%
• 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
9392 Garrett Rd	0.17mi	4/2.0 (-1)	2,079 (-0%)	6mo	$260,500	$125	77
107 Esson Dr	0.43mi	5/3.0	2,087 (0%)	3mo	$264,500	$127	77
102 Jeanne Picard Dr	0.11mi	4/2.0 (-1)	2,014 (-4%)	7mo	$257,500	$128	74
111 Esson Dr	0.03mi	4/2.0 (-1)	1,874 (-10%)	0mo	$250,500	$134	72
110 Esson Dr	0.45mi	4/2.0 (-1)	2,079 (-0%)	2mo	$260,500	$125	67
101 Esson Dr	0.44mi	4/2.0 (-1)	2,079 (-0%)	3mo	$258,500	$124	67
103 Esson Dr	0.20mi	4/2.0 (-1)	1,836 (-12%)	1mo	$247,500	$135	61
9385 Garrett Rd	0.20mi	4/2.0 (-1)	1,874 (-10%)	7mo	$250,500	$134	59
9389 Garrett Rd	0.20mi	4/2.0 (-1)	1,836 (-12%)	3mo	$242,500	$132	59
112 Lilian Ln	0.27mi	4/2.0 (-1)	1,873 (-10%)	7mo	$304,500	$163	56
106 Esson Dr	0.44mi	4/3.0 (-1)	1,874 (-10%)	3mo	$250,500	$134	55
112 Esson Dr	0.47mi	4/2.0 (-1)	1,836 (-12%)	2mo	$240,000	$131	47

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-55,115
• Equity at exit: $42,985

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-58,710
• Equity at exit: $24,926

Cash invested: $80,721 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 19 under contract
• Months of supply: 13.1 mo (8%/mo absorbed)
• Median asking: $284,675 ($149/sqft)
• Median days on market: 173 d
• This list price: 42% of active listings are priced below it
• ARV vs active asking: -7.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70555

• Home prices YoY: -29.4%
• Active inventory: 399
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,354 medium
• Mortgage (P&I): −$1,512
• Tax est. 1.5%: −$360 /mo · $4,324/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-132

Break-even live

Break-even rent $2,522

Max offer price $269,125

Occupancy floor —

Sensitivity live

Price	-10% $67	-5% $-33	+0% $-132	+5% $-232	+10% $-332
Rent	-10% $-318	-5% $-225	+0% $-132	+5% $-39	+10% $54
Rate	-1.0pp $13	-0.5pp $-59	base $-132	+0.5pp $-207	+1.0pp $-283

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: $72,072
• Closing costs: $8,649
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Pierce Ln Maurice, LA	4.0	2.5	1833	$2,200	$1.20	10d	1	1.46mi

Listing history 50 events

1. 2026-11-08
   days on market $264,500 Active 992 DOM
2. 2026-11-07
   days on market $264,500 Active 991 DOM
3. 2026-11-06
   days on market $264,500 Active 990 DOM
4. 2026-11-05
   days on market $264,500 Active 989 DOM
5. 2026-11-04
   days on market $264,500 Active 988 DOM
6. 2026-11-02
   days on market $264,500 Active 986 DOM
7. 2026-11-01
   days on market $264,500 Active 985 DOM
8. 2026-10-31
   days on market $264,500 Active 984 DOM
9. 2026-10-30
   days on market $264,500 Active 983 DOM
10. 2026-10-29
    days on market $264,500 Active 982 DOM
11. 2026-10-28
    days on market $264,500 Active 981 DOM
12. 2026-10-27
    days on market $264,500 Active 980 DOM
13. 2026-10-26
    days on market $264,500 Active 979 DOM
14. 2026-10-25
    days on market $264,500 Active 978 DOM
15. 2026-10-24
    days on market $264,500 Active 977 DOM
16. 2026-10-23
    days on market $264,500 Active 976 DOM
17. 2026-10-22
    days on market $264,500 Active 975 DOM
18. 2026-10-21
    days on market $264,500 Active 974 DOM
19. 2026-10-20
    days on market $264,500 Active 973 DOM
20. 2026-10-19
    days on market $264,500 Active 972 DOM
21. 2026-10-18
    days on market $264,500 Active 971 DOM
22. 2026-10-17
    days on market $264,500 Active 970 DOM
23. 2026-10-16
    days on market $264,500 Active 969 DOM
24. 2026-10-15
    days on market $264,500 Active 968 DOM
25. 2026-10-14
    days on market $264,500 Active 967 DOM
26. 2026-10-13
    days on market $264,500 Active 966 DOM
27. 2026-10-12
    days on market $264,500 Active 965 DOM
28. 2026-10-11
    days on market $264,500 Active 964 DOM
29. 2026-10-10
    days on market $264,500 Active 963 DOM
30. 2026-10-09
    days on market $264,500 Active 962 DOM
31. 2026-10-08
    days on market $264,500 Active 961 DOM
32. 2026-10-07
    days on market $264,500 Active 960 DOM
33. 2026-10-06
    days on market $264,500 Active 959 DOM
34. 2026-10-05
    days on market $264,500 Active 958 DOM
35. 2026-10-04
    days on market $264,500 Active 957 DOM
36. 2026-10-04
    days on market $264,500 Active 956 DOM
37. 2026-10-02
    days on market $264,500 Active 955 DOM
38. 2026-10-01
    days on market $264,500 Active 954 DOM
39. 2026-09-30
    days on market $264,500 Active 953 DOM
40. 2026-09-29
    days on market $264,500 Active 952 DOM
41. 2026-09-28
    days on market $264,500 Active 951 DOM
42. 2026-09-27
    days on market $264,500 Active 950 DOM
43. 2026-09-26
    days on market $264,500 Active 949 DOM
44. 2026-09-25
    days on market $264,500 Active 948 DOM
45. 2026-09-24
    days on market $264,500 Active 947 DOM
46. 2026-09-24
    days on market $264,500 Active 946 DOM
47. 2026-09-22
    days on market $264,500 Active 945 DOM
48. 2026-09-21
    days on market $264,500 Active 944 DOM
49. 2026-09-20
    days on market $264,500 Active 943 DOM
50. 2026-09-18
    days on market $264,500 Active 941 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: $28,251
• − Mortgage interest: −$16,149
• − Property taxes: −$4,324
• − Insurance: −$1,441
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − Depreciation: −$8,387
• Taxable loss: −$6,570
• Est. tax savings @ 24.0%: +$1,577
• After-tax cash flow: $-12/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

Excellent 95/100 None rehab

This single-story home is in excellent condition with a modern kitchen, three full bathrooms, and a well-maintained exterior. It is move-in ready and would benefit from minor updates to the interior walls and kitchen faucet to further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Replace kitchen faucet — A new faucet can improve the kitchen's functionality and appearance. ↑
• Both Install smart home devices — Smart home devices can increase convenience and add value for both buyers and renters. ↑

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Cecil Picard Elementary School At Maurice B LA #40/646 Nat'l #5,189/41,679 Middle North Vermilion Middle School C LA #26/218 Nat'l #3,460/14,009 High North Vermilion High School C+ LA #20/265 Nat'l #3,545/17,239

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

B Composite livability gradescore 76/100

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 · 64,095 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: 2% of renters

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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%

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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%
• Languages at home: 93% English-only · French/Haitian/Cajun 4% Vietnamese 2% Spanish 1%

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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

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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 event — show timeline

• 2024-02-20 Listed $264,500 Zillow