Cherokee II G Plan · Maurice, LA 70555

$226,990

4 bd · 2.0 ba · 1,458 sqft · SingleFamily · 998 Days on market

Excellent condition

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Why this score? — see what drove the C- 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 +17.5/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• DSCR +5.5/10.0
• Condition / age +4.8/5.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Cherokee II G floor plan by DSLD Homes, an energy-efficient home designed to provide maximum comfort, functionality, and style. With 1,458 square feet of living space and a total area of 2,034 square feet, this home offers the perfect balance of spaciousness and energy-saving features, making it ideal for modern families. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating a welcoming and functional space for both everyday living and entertaining. The layout includes four bedrooms and two bathrooms, offering ample room for families to grow, with plenty of space for work or play. The kitchen is designed with modern functionality in mind, featuring recessed can lighting and a walk-in pantry that provides excellent storage for all your kitchen essentials. The walk-in master closet offers generous space for your wardrobe, while the master suite is a true retreat, featuring a garden tub, a separate master shower, and the privacy you deserve. Built with durability and curb appeal, the Cherokee II G boasts a classic brick and siding exterior and a covered rear porch, perfect for outdoor relaxation and enjoyment. The two-car garage offers both convenience and additional storage space. As with all DSLD Homes, the Cherokee II G floor plan is designed with energy-efficient features to help reduce utility costs and minimize environmental impact, while still maintaining a high level of comfort and style.

Key facts

• 2 garage spots
• Listed 997 days

🏗️ New construction. The $226,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $231,485.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $227k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $178 ($2k/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 $225k (0.9% below list).
• Recommended offer: $200k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.9% in Maurice — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 300 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 35% 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 998 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,751 (12.0% below list)

Questions for the listing agent

1. It's been on market 998 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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (median comp): $231,485
• List price: $226,990
• Delta: -1.94%
• 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
7386 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,422 (-2%)	3mo	$219,385	$154	82
7399 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,490 (+2%)	5mo	$230,114	$154	80
7393 Alley Oak Ln	0.16mi	3/2.0 (-1)	1,394 (-4%)	2mo	$216,521	$155	78
7405 Alley Oak Ln	0.19mi	3/2.0 (-1)	1,363 (-6%)	0mo	$213,286	$156	75
7385 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,578 (+8%)	2mo	$234,425	$149	72
7382 Alley Oak Ln	0.18mi	3/2.0 (-1)	1,321 (-9%)	0mo	$211,209	$160	71
7403 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,649 (+13%)	2mo	$246,132	$149	64
7375 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,649 (+13%)	2mo	$237,470	$144	64
7411 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,649 (+13%)	3mo	$246,726	$150	64
7401 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,649 (+13%)	4mo	$240,407	$146	63
7389 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,649 (+13%)	5mo	$238,080	$144	62
7410 Seven Oaks Cir	0.21mi	3/2.0 (-1)	1,649 (+13%)	5mo	$245,000	$149	59

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-26,168
• Equity at exit: $34,515

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-8,088
• Equity at exit: $20,015

Cash invested: $64,816 (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: 29 active · 15 under contract
• Months of supply: 10.9 mo (9%/mo absorbed)
• Median asking: $228,990 ($154/sqft)
• Median days on market: 998 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +3.4% 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: 300
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,214
• Tax est. 1.5%: −$289 /mo · $3,472/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $178

Break-even live

Break-even rent $2,025

Max offer price $231,485

Occupancy floor 87%

Sensitivity live

Price	-10% $338	-5% $258	+0% $178	+5% $98	+10% $18
Rent	-10% $0	-5% $89	+0% $178	+5% $266	+10% $355
Rate	-1.0pp $294	-0.5pp $236	base $178	+0.5pp $118	+1.0pp $57

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: $57,871
• Closing costs: $6,945
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3504 Canebreak Mill Dr Maurice, LA	3.0–4.0	2.0	1502	$2,100	$1.40	62d	8	0.49mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	93d	1	1.06mi
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	62d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $226,990 Active 998 DOM
2. 2026-08-07
   days on market $226,990 Active 997 DOM
3. 2026-08-06
   days on market $226,990 Active 996 DOM
4. 2026-08-05
   days on market $226,990 Active 995 DOM
5. 2026-08-04
   days on market $226,990 Active 994 DOM
6. 2026-08-03
   days on market $226,990 Active 993 DOM
7. 2026-07-31
   days on market $226,990 Active 990 DOM
8. 2026-07-29
   days on market $226,990 Active 988 DOM
9. 2026-07-27
   days on market $226,990 Active 986 DOM
10. 2026-07-25
    days on market $226,990 Active 984 DOM
11. 2026-07-24
    days on market $226,990 Active 983 DOM
12. 2026-07-23
    days on market $226,990 Active 982 DOM
13. 2026-07-22
    days on market $226,990 Active 981 DOM
14. 2026-07-21
    days on market $226,990 Active 980 DOM
15. 2026-07-18
    days on market $226,990 Active 977 DOM
16. 2026-07-16
    days on market $226,990 Active 975 DOM
17. 2026-07-16
    days on market $226,990 Active 974 DOM
18. 2026-07-14
    days on market $226,990 Active 973 DOM
19. 2026-07-13
    days on market $226,990 Active 972 DOM
20. 2026-07-12
    days on market $226,990 Active 971 DOM
21. 2026-07-11
    days on market $226,990 Active 970 DOM
22. 2026-07-10
    days on market $226,990 Active 969 DOM
23. 2026-07-09
    days on market $226,990 Active 968 DOM
24. 2026-07-08
    days on market $226,990 Active 967 DOM
25. 2026-07-07
    days on market $226,990 Active 966 DOM
26. 2026-07-06
    days on market $226,990 Active 965 DOM
27. 2026-07-05
    days on market $226,990 Active 964 DOM
28. 2026-07-04
    days on market $226,990 Active 963 DOM
29. 2026-07-03
    days on market $226,990 Active 962 DOM
30. 2026-07-02
    days on market $226,990 Active 961 DOM
31. 2026-07-01
    days on market $226,990 Active 960 DOM
32. 2026-06-30
    days on market $226,990 Active 959 DOM
33. 2026-06-29
    days on market $226,990 Active 958 DOM
34. 2026-06-28
    days on market $226,990 Active 957 DOM
35. 2026-06-28
    days on market $226,990 Active 956 DOM
36. 2026-06-27
    days on market $226,990 Active 955 DOM
37. 2026-06-25
    days on market $226,990 Active 953 DOM
38. 2026-06-23
    days on market $226,990 Active 951 DOM
39. 2026-06-22
    days on market $226,990 Active 950 DOM
40. 2026-06-18
    days on market $226,990 Active 947 DOM
41. 2026-06-17
    days on market $226,990 Active 946 DOM
42. 2026-06-16
    days on market $226,990 Active 945 DOM
43. 2026-06-15
    days on market $226,990 Active 944 DOM
44. 2026-06-14
    days on market $226,990 Active 942 DOM
45. 2026-06-13
    days on market $226,990 Active 941 DOM
46. 2026-06-10
    days on market $226,990 Active 939 DOM
47. 2026-06-09
    days on market $226,990 Active 938 DOM
48. 2026-06-08
    days on market $226,990 Active 937 DOM
49. 2026-06-07
    days on market $226,990 Active 936 DOM
50. 2026-06-03
    days on market $226,990 Active 932 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: $26,997
• − Mortgage interest: −$12,967
• − Property taxes: −$3,472
• − Insurance: −$1,157
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$6,734
• Taxable loss: −$1,653
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $2,527/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

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good balance of spaciousness and energy-saving features, making it ideal for modern families. Upgrading the exterior, interior, and systems can further enhance its value and attract more buyers/tenants.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both New flooring in high-traffic areas — New flooring can improve the home's appearance and reduce maintenance costs. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more buyers/tenants. ↑
• Both Upgrading the bathrooms with modern fixtures — Modern bathrooms can enhance the home's appeal and attract more buyers/tenants. ↑
• Both Upgrading the windows to energy-efficient ones — Energy-efficient windows can improve energy efficiency and reduce utility costs, attracting more buyers/tenants. ↑

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

• 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%
• 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%

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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

+3.7% since first listed

5 events — show timeline

• 2025-04-01 Price Changed $226,990 Zillow
• 2024-05-10 Price Changed $224,990 Zillow
• 2024-04-09 Price Changed $221,990 Zillow
• 2024-01-15 Price Changed $219,990 Zillow
• 2023-11-14 Listed $218,990 Zillow