Hoffman IV G Plan · Maurice, LA 70555

$227,990

3 bd · 2.0 ba · 1,490 sqft · SingleFamily · 64 Days on market

Poor 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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick & Vinyl Exterior - Recessed Can Lighting in Kitchen - Walk-In Master Closet - Two Car Garage - Covered Rear Patio

Key facts

• Open floor plan
• Brick vinyl exterior
• Covered rear patio

Tags

• OPEN FLOOR PLAN
• BRICK VINYL EXTERIOR
• RECESSED CAN LIGHTING
• WALK-IN MASTER CLOSET
• COVERED REAR PATIO

🏗️ New construction. The $227,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $230,395.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-52 ($-622/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (14.5% below list).
• Recommended offer: $195k (14.5% 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.
• Market conditions: 248 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 64 days — a 6% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Recommended offer $194,988 (14.5% 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 64 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $230,395
• List price: $227,990
• Delta: -1.04%
• 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
7399 Alley Oak Ln	0.15mi	3/2.0	1,490 (0%)	4mo	$230,114	$154	90
7392 Alley Oak Ln	0.15mi	3/2.0	1,498 (+0%)	5mo	$230,835	$154	88
3415 Autumn Park Dr	0.00mi	4/2.0 (+1)	1,458 (-2%)	5mo	$229,235	$157	88
7386 Alley Oak Ln	0.15mi	3/2.0	1,422 (-5%)	1mo	$219,385	$154	84
7385 Alley Oak Ln	0.15mi	3/2.0	1,578 (+6%)	0mo	$234,425	$149	83
7393 Alley Oak Ln	0.16mi	3/2.0	1,394 (-6%)	1mo	$216,521	$155	81
7375 Alley Oak Ln	0.15mi	3/2.0	1,649 (+11%)	1mo	$237,470	$144	75
7403 Alley Oak Ln	0.15mi	3/2.0	1,649 (+11%)	1mo	$246,132	$149	75
7411 Alley Oak Ln	0.15mi	3/2.0	1,649 (+11%)	1mo	$246,726	$150	74
7389 Alley Oak Ln	0.15mi	3/2.0	1,649 (+11%)	4mo	$238,080	$144	72
7410 Seven Oaks Cir	0.21mi	3/2.0	1,649 (+11%)	3mo	$245,000	$149	70
3306 Myrtle St	0.29mi	3/2.0	1,363 (-8%)	4mo	$215,152	$158	69

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-40,604
• Equity at exit: $34,353

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-39,486
• Equity at exit: $19,920

Cash invested: $64,511 (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: 248
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,208
• Tax est. 1.5%: −$288 /mo · $3,456/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-52

Break-even live

Break-even rent $2,015

Max offer price $222,899

Occupancy floor 98%

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: $57,599
• Closing costs: $6,912
• 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	$1,700	$1.13	13d	8	0.49mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	43d	1	1.06mi
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	13d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $227,990 Active 64 DOM
2. 2026-06-17
   days on market $227,990 Active 63 DOM
3. 2026-06-16
   days on market $227,990 Active 62 DOM
4. 2026-06-15
   days on market $227,990 Active 61 DOM
5. 2026-06-14
   days on market $227,990 Active 59 DOM
6. 2026-06-13
   days on market $227,990 Active 58 DOM
7. 2026-06-10
   days on market $227,990 Active 56 DOM
8. 2026-06-09
   days on market $227,990 Active 55 DOM
9. 2026-06-08
   days on market $227,990 Active 54 DOM
10. 2026-06-07
    days on market $227,990 Active 53 DOM
11. 2026-06-03
    days on market $227,990 Active 49 DOM
12. 2026-06-02
    days on market $227,990 Active 48 DOM
13. 2026-06-01
    days on market $227,990 Active 47 DOM
14. 2026-05-31
    days on market $227,990 Active 46 DOM
15. 2026-05-30
    days on market $227,990 Active 45 DOM
16. 2026-04-16
    listed $227,990 Active 177-char remark

    Show marketing remark (177 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick & Vinyl Exterior - Recessed Can Lighting in Kitchen - Walk-In Master Closet - Two Car Garage - Covered Rear Patio

ⓘ 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: $23,399
• − Mortgage interest: −$12,906
• − Property taxes: −$3,456
• − Insurance: −$1,152
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,702
• Taxable loss: −$4,561
• Est. tax savings @ 24.0%: +$1,095
• After-tax cash flow: $473/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 · 3 photos

Poor 20/100 Extensive rehab

The property is in poor condition with extensive repairs and maintenance needed. Significant improvements are required to increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear on the exterior siding.
• Major roof — Significant wear and tear on the roof.
• Major flooring — Significant wear and tear on the flooring.
• Major interior walls/paint — Significant wear and tear on the interior walls and paint.
• Major HVAC/mechanicals — No visible signs of HVAC/mechanical condition in the provided photos.
• Major landscaping — Overgrown grass and lack of maintenance.
• Major windows — Significant wear and tear on the windows.

Value-add opportunities

• Both exterior siding repair — Improves curb appeal and property value.
• Both roof repair — Improves property value and safety.
• Both flooring replacement — Improves property value and comfort.
• Both interior paint — Improves property value and comfort.
• Both HVAC system replacement — Improves property value and comfort.
• Both landscaping — Improves curb appeal and property value.
• Both window replacement — Improves property value and comfort.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear on the exterior siding.	Major	$15,000–50,000
roof · Significant wear and tear on the roof.	Major	$15,000–50,000
flooring · Significant wear and tear on the flooring.	Major	$15,000–50,000
interior walls/paint · Significant wear and tear on the interior walls and paint.	Major	$15,000–50,000
HVAC/mechanicals · No visible signs of HVAC/mechanical condition in the provided photos.	Major	$15,000–50,000
landscaping · Overgrown grass and lack of maintenance.	Major	$15,000–50,000
windows · Significant wear and tear on the windows.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both exterior siding repair — Improves curb appeal and property value. ↑
• Both roof repair — Improves property value and safety. ↑
• Both flooring replacement — Improves property value and comfort. ↑
• Both interior paint — Improves property value and comfort. ↑
• Both HVAC system replacement — Improves property value and comfort. ↑
• Both landscaping — Improves curb appeal and property value. ↑
• Both window replacement — Improves property value and comfort. ↑

ⓘ 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

• 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

• 2026-04-16 Listed $227,990 Zillow