Autumn Plan · Maurice, LA 70555

$234,500

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 109 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

None

Key facts

• 2 garage spots
• Listed 109 days

🏗️ New construction. The $234,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,513.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-309 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (19.5% below list).
• Recommended offer: $189k (19.5% 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; 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 $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 109 days — a 9% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Recommended offer $188,723 (19.5% 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 109 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.72% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $260,513
• List price: $234,500
• Delta: -9.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Carreras Ln	0.20mi	3/2.0	1,216 (0%)	0mo	$233,500	$192	90
103 Carreras Ln	0.18mi	3/2.0	1,216 (0%)	16mo	$229,999	$189	78
101 Harvest View Ln	0.22mi	3/2.0	1,385 (+14%)	1mo	$254,200	$184	66
140 Cottage Cove Dr	0.40mi	3/2.0	1,298 (+7%)	6mo	$207,000	$159	65
124 Cottage Cove Dr	0.40mi	3/2.0	1,298 (+7%)	10mo	$207,000	$159	62
9409 Gage Rd	0.42mi	3/2.0	1,286 (+6%)	14mo	$155,000	$121	59
116 Cottage Cove Dr	0.40mi	3/2.0	1,298 (+7%)	14mo	$207,000	$159	58
102 Lilian Ln	0.14mi	3/2.0	1,386 (+14%)	15mo	$249,999	$180	58
104 Carreras Ln	0.20mi	3/2.0	1,385 (+14%)	16mo	$249,999	$181	54
128 Rue Village Rd	0.62mi	3/2.0	1,365 (+12%)	1mo	$227,000	$166	50
112 Rue Village Rd	0.66mi	3/2.0	1,393 (+15%)	18mo	$208,000	$149	30

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: -25.0%
• Equity multiple: 0.15×
• Total profit: $-61,894
• Equity at exit: $38,843

10-year hold

• IRR: -20.8%
• Equity multiple: -0.09×
• Total profit: $-79,158
• Equity at exit: $22,524

Cash invested: $72,944 (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: $1,887 medium
• Mortgage (P&I): −$1,366
• Tax est. 1.5%: −$326 /mo · $3,908/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-309

Break-even live

Break-even rent $2,279

Max offer price $215,737

Occupancy floor —

Sensitivity live

Price	-10% $-129	-5% $-219	+0% $-309	+5% $-399	+10% $-489
Rent	-10% $-459	-5% $-384	+0% $-309	+5% $-235	+10% $-160
Rate	-1.0pp $-178	-0.5pp $-243	base $-309	+0.5pp $-377	+1.0pp $-446

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: $65,128
• Closing costs: $7,815
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $234,500 Active 109 DOM
2. 2026-06-18
   days on market $234,500 Active 106 DOM
3. 2026-06-17
   days on market $234,500 Active 105 DOM
4. 2026-06-16
   days on market $234,500 Active 104 DOM
5. 2026-06-15
   days on market $234,500 Active 103 DOM
6. 2026-06-14
   days on market $234,500 Active 101 DOM
7. 2026-06-13
   days on market $234,500 Active 100 DOM
8. 2026-06-10
   days on market $234,500 Active 98 DOM
9. 2026-06-09
   days on market $234,500 Active 97 DOM
10. 2026-06-09
    price $234,500 Active 96 DOM
11. 2026-06-08
    days on market $233,500 Active 96 DOM
12. 2026-06-07
    days on market $233,500 Active 95 DOM
13. 2026-06-03
    days on market $233,500 Active 91 DOM
14. 2026-06-02
    days on market $233,500 Active 90 DOM
15. 2026-06-01
    days on market $233,500 Active 89 DOM
16. 2026-05-31
    days on market $233,500 Active 88 DOM
17. 2026-05-30
    days on market $233,500 Active 87 DOM
18. 2026-03-04
    listed $233,500 Active 4-char remark

    Show marketing remark (4 chars)

    None

ⓘ 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: −$14,593
• − Property taxes: −$3,908
• − Insurance: −$1,303
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$7,579
• Taxable loss: −$8,358
• Est. tax savings @ 24.0%: +$2,006
• After-tax cash flow: $-1,707/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 · 2 photos

Good 80/100 Cosmetic rehab

The home is in good condition with no major repairs needed. It has a good exterior and interior appearance, and minor updates like painting and landscaping can significantly increase its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and attract potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and attract potential buyers/tenants. ↑

ⓘ 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 event — show timeline

• 2026-03-04 Listed $233,500 Zillow