Cherokee II G Plan · Maurice, LA 70555

$228,990

4 bd · 2.0 ba · 1,458 sqft · SingleFamily · 24 Days on market

Excellent condition 2-car garage

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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 +15.5/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• DSCR +4.8/10.0
• Condition / age +4.8/5.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

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.

Key facts

• Open floor plan
• Walk in pantry
• Garden tub

Tags

• CHEROKEE II G FLOOR PLAN
• ENERGY EFFICIENT HOME
• OPEN FLOOR PLAN
• WALK IN PANTRY
• WALK IN MASTER CLOSET
• GARDEN TUB

🏗️ New construction. The $228,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $231,118.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $229k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $92 ($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 $214k (6.6% below list).
• Recommended offer: $214k (6.6% 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: 399 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 34% 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 24 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,792 (6.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $231,118
• List price: $228,990
• Delta: -0.92%
• 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
7402 Alley Oak Ln	0.16mi	3/2.0 (-1)	1,490 (+2%)	1mo	$232,126	$156	83
7383 Alley Oak Ln	0.19mi	3/2.0 (-1)	1,422 (-2%)	2mo	$219,576	$154	80
7389 Longleaf Vista Cir	0.23mi	3/2.0 (-1)	1,498 (+3%)	2mo	$232,685	$155	78
7408 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,394 (-4%)	3mo	$217,009	$156	78
3315 Myrtle St	0.29mi	3/2.0 (-1)	1,482 (+2%)	2mo	$230,601	$156	77
3316 Myrtle St	0.26mi	3/2.0 (-1)	1,498 (+3%)	2mo	$231,690	$155	76
7412 Alley Oak Ln	0.14mi	3/2.0 (-1)	1,357 (-7%)	1mo	$216,365	$159	76
7388 Alley Oak Ln	0.15mi	3/2.0 (-1)	1,363 (-6%)	3mo	$213,669	$157	75
7381 Alley Oak Ln	0.19mi	3/2.0 (-1)	1,363 (-6%)	1mo	$213,239	$156	74
3317 Myrtle St	0.26mi	3/2.0 (-1)	1,578 (+8%)	2mo	$234,475	$149	67
7384 Alley Oak Ln	0.18mi	3/2.0 (-1)	1,649 (+13%)	1mo	$238,070	$144	64
3055 Paddlewheel Rd	0.75mi	3/2.0 (-1)	1,440 (-1%)	1mo	$195,000	$135	57

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-31,575
• Equity at exit: $34,461

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-19,839
• Equity at exit: $19,983

Cash invested: $64,713 (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: 36 active · 23 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $232,598 ($154/sqft)
• Median days on market: 153 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: +2.8% 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: 8.9×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$1,212
• Tax est. 1.5%: −$289 /mo · $3,467/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $92

Break-even live

Break-even rent $2,022

Max offer price $231,118

Occupancy floor 91%

Sensitivity live

Price	-10% $251	-5% $172	+0% $92	+5% $12	+10% $-68
Rent	-10% $-77	-5% $7	+0% $92	+5% $176	+10% $261
Rate	-1.0pp $208	-0.5pp $151	base $92	+0.5pp $32	+1.0pp $-29

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: $57,780
• Closing costs: $6,934
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3413 Autumn Park Dr Maurice, LA	4.0	2.0	1600	$1,995	$1.25	12d	1	0.02mi
3413 Autumn Park Dr Maurice, LA	4.0	2.0	1600	$1,995	$1.25	10d	1	0.02mi
7383 Alley Oak Ln Maurice, LA	3.0	2.0	1422	$1,800	$1.27	44d	1	0.18mi
7382 Alley Oak Ln Maurice, LA	3.0	2.0	1321	$1,800	$1.36	10d	1	0.23mi
3504 Canebreak Mill Dr Maurice, LA	3.0–4.0	2.0	1661	$2,100	$1.26	0d	2	0.49mi
8552 Cat Rd Unit A Maurice, LA	3.0	2.0	1324	$1,650	$1.25	51d	1	1.06mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	184d	1	1.06mi
114 Pierce Ln Maurice, LA	4.0	2.5	1833	$2,200	$1.20	10d	1	1.41mi
114 Pierce Ln Maurice, LA	4.0	3.0	1833	$2,200	$1.20	1d	1	1.43mi
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	154d	1	1.49mi

Property features AI

Exterior

• Parking: 2-car garage

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms

Listing history 50 events

1. 2026-11-08
   days on market $228,990 Active 24 DOM
2. 2026-11-07
   days on market $228,990 Active 23 DOM
3. 2026-11-06
   days on market $228,990 Active 22 DOM
4. 2026-11-05
   days on market $228,990 Active 21 DOM
5. 2026-11-04
   days on market $228,990 Active 20 DOM
6. 2026-11-02
   days on market $228,990 Active 18 DOM
7. 2026-11-01
   days on market $228,990 Active 17 DOM
8. 2026-10-31
   days on market $228,990 Active 16 DOM
9. 2026-10-30
   days on market $228,990 Active 15 DOM
10. 2026-10-29
    days on market $228,990 Active 14 DOM
11. 2026-10-28
    days on market $228,990 Active 13 DOM
12. 2026-10-27
    days on market $228,990 Active 12 DOM
13. 2026-10-26
    days on market $228,990 Active 11 DOM
14. 2026-10-25
    days on market $228,990 Active 10 DOM
15. 2026-10-24
    days on market $228,990 Active 9 DOM
16. 2026-10-23
    days on market $228,990 Active 8 DOM
17. 2026-10-22
    days on market $228,990 Active 7 DOM
18. 2026-10-21
    days on market $228,990 Active 6 DOM
19. 2026-10-20
    days on market $228,990 Active 5 DOM
20. 2026-10-19
    days on market $228,990 Active 4 DOM
21. 2026-10-18
    days on market $228,990 Active 3 DOM
22. 2026-10-17
    days on market $228,990 Active 2 DOM
23. 2026-10-16
    remarks 699-char remark
24. 2026-10-16
    days on marketlisting id $228,990 Active 1 DOM
25. 2026-09-26
    days on market $228,990 Active 1047 DOM
26. 2026-09-25
    days on market $228,990 Active 1046 DOM
27. 2026-09-24
    days on market $228,990 Active 1045 DOM
28. 2026-09-24
    days on market $228,990 Active 1044 DOM
29. 2026-09-22
    days on market $228,990 Active 1043 DOM
30. 2026-09-21
    days on market $228,990 Active 1042 DOM
31. 2026-09-20
    days on market $228,990 Active 1041 DOM
32. 2026-09-18
    days on market $228,990 Active 1039 DOM
33. 2026-09-17
    days on market $228,990 Active 1038 DOM
34. 2026-09-16
    days on market $228,990 Active 1037 DOM
35. 2026-09-15
    days on market $228,990 Active 1036 DOM
36. 2026-09-14
    days on market $228,990 Active 1035 DOM
37. 2026-09-13
    days on market $228,990 Active 1034 DOM
38. 2026-09-12
    days on market $228,990 Active 1033 DOM
39. 2026-09-11
    days on market $228,990 Active 1032 DOM
40. 2026-09-05
    pricedays on market $228,990 Active 1026 DOM
41. 2026-09-04
    days on market $226,990 Active 1025 DOM
42. 2026-09-03
    days on market $226,990 Active 1024 DOM
43. 2026-08-31
    days on market $226,990 Active 1021 DOM
44. 2026-08-30
    days on market $226,990 Active 1020 DOM
45. 2026-08-29
    days on market $226,990 Active 1019 DOM
46. 2026-08-28
    days on market $226,990 Active 1018 DOM
47. 2026-08-27
    days on market $226,990 Active 1017 DOM
48. 2026-08-26
    days on market $226,990 Active 1016 DOM
49. 2026-08-25
    days on market $226,990 Active 1015 DOM
50. 2026-08-24
    days on market $226,990 Active 1014 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: $25,655
• − Mortgage interest: −$12,946
• − Property taxes: −$3,467
• − Insurance: −$1,156
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$6,723
• Taxable loss: −$2,742
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $1,759/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%
• 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

Property features AI

Exterior

• Parking: 2-car garage

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms