7382 Alley Oak Ln · Maurice, LA 70555

$211,209

3 bd · 2.0 ba · 1,321 sqft · SingleFamily · 22 Days on market

Built 2026 Excellent condition 6,969 sqft lot $160/sqft · 8% below area Est $230k · 8% under $33/mo HOA · 2% of rent

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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 +14.5/30.0
• ARV discount +11.1/15.0
• Condition / age +5.0/5.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! LOCATED ON A CORNER LOT!Brand NEW Construction built by DSLD HOMES in Autumn Park! The Creswell IV G has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded quartz counters, luxury vinyl plank flooring added in primary bedroom, undermount cabinet lighting and more. Plan features: vinyl plank flooring in living room and all wet areas, walk-in closet in primary bedroom, smart connect wi-fi thermostat, ceiling fans in the living room and primary bedroom, structured wiring panel box, covered patio, post tension slab, automatic garage door with two remotes, fully sodded yard with seasonal landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, radiant barrier roof decking and more!Community Details: Autumn Park is a beautiful community that offers the peacefulness of nature while being located right on HWY 92 in Maurice, Louisiana. The Village of Maurice offers residents a sparse suburban feel and is just minutes away from Lafayette with easy access to shopping, restaurants, and more.

Key facts

• Quartz counters
• New construction
• Walk-in closet

Tags

• CORNER LOT
• NEW CONSTRUCTION
• QUARTZ COUNTERS
• LUXURY VINYL PLANK FLOORING
• UNDERMOUNT CABINET LIGHTING
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $45 ($540/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 $195k (7.8% below list).
• Recommended offer: $195k (7.8% 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 14d 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 $1k of loan paydown is wiped out by about $6k 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 22 days — a 2% lower offer ($208k) is reasonable based on typical stale-listing flexibility.

Recommended offer $194,633 (7.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (median comp): $229,685
• List price: $211,209
• Delta: -8.04%
• 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
7393 Alley Oak Ln	0.02mi	3/2.0	1,394 (+6%)	1mo	$216,521	$155	89
3306 Myrtle St	0.11mi	3/2.0	1,363 (+3%)	4mo	$215,152	$158	86
3301 Myrtle St	0.11mi	3/2.0	1,363 (+3%)	5mo	$215,207	$158	85
7386 Alley Oak Ln	0.05mi	3/2.0	1,422 (+8%)	1mo	$219,385	$154	84
7395 Alley Oak Ln	0.05mi	3/2.0	1,422 (+8%)	5mo	$219,825	$155	81
3311 Myrtle St	0.11mi	3/2.0	1,192 (-10%)	1mo	$205,140	$172	78
3314 Myrtle St	0.11mi	3/2.0	1,192 (-10%)	5mo	$206,828	$174	74
7399 Alley Oak Ln	0.05mi	3/2.0	1,490 (+13%)	4mo	$230,114	$154	74
7392 Alley Oak Ln	0.05mi	3/2.0	1,498 (+13%)	5mo	$230,835	$154	72
3415 Autumn Park Dr	0.18mi	4/2.0 (+1)	1,458 (+10%)	5mo	$229,235	$157	65
7398 Alley Oak Ln	0.24mi	3/2.0	1,465 (+11%)	8mo	$229,215	$156	64
3403 Autumn Park Dr	0.18mi	3/2.0	1,490 (+13%)	10mo	$230,195	$154	62

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-31,310
• Equity at exit: $31,492

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-23,374
• Equity at exit: $18,261

Cash invested: $59,139 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$1,108
• Tax est. 1.5%: −$264 /mo · $3,168/yr
• Insurance: −$88
• HOA: −$33
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $45

Break-even live

Break-even rent $1,889

Max offer price $211,209

Occupancy floor 93%

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: $52,802
• Closing costs: $6,336
• 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	44d	1	0.95mi
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	13d	1	1.44mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: watergasinternetlandscaping

Listing history 2 events

1. 2026-05-05
   status Pending 1232-char remark

   Show marketing remark (1232 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! LOCATED ON A CORNER LOT!Brand NEW Construction built by DSLD HOMES in Autumn Park! The Creswell IV G has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded quartz counters, luxury vinyl plank flooring added in primary bedroom, undermount cabinet lighting and more. Plan features: vinyl plank flooring in living room and all wet areas, walk-in closet in primary bedroom, smart connect wi-fi thermostat, ceiling fans in the living room and primary bedroom, structured wiring panel box, covered patio, post tension slab, automatic garage door with two remotes, fully sodded yard with seasonal landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, radiant barrier roof decking and more!Community Details: Autumn Park is a beautiful community that offers the peacefulness of nature while being located right on HWY 92 in Maurice, Louisiana. The Village of Maurice offers residents a sparse suburban feel and is just minutes away from Lafayette with easy access to shopping, restaurants, and more.

2. 2026-04-13
   listed $211,209 Active 1232-char remark

   Show marketing remark (1232 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! LOCATED ON A CORNER LOT!Brand NEW Construction built by DSLD HOMES in Autumn Park! The Creswell IV G has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded quartz counters, luxury vinyl plank flooring added in primary bedroom, undermount cabinet lighting and more. Plan features: vinyl plank flooring in living room and all wet areas, walk-in closet in primary bedroom, smart connect wi-fi thermostat, ceiling fans in the living room and primary bedroom, structured wiring panel box, covered patio, post tension slab, automatic garage door with two remotes, fully sodded yard with seasonal landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, radiant barrier roof decking and more!Community Details: Autumn Park is a beautiful community that offers the peacefulness of nature while being located right on HWY 92 in Maurice, Louisiana. The Village of Maurice offers residents a sparse suburban feel and is just minutes away from Lafayette with easy access to shopping, restaurants, and more.

ⓘ 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: $23,356
• − Mortgage interest: −$11,831
• − Property taxes: −$3,168
• − Insurance: −$1,056
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − HOA: −$396
• − Depreciation: −$6,144
• Taxable loss: −$2,976
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $1,254/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 · 9 photos

Excellent 100/100 None rehab

This home is a brand new construction with excellent condition and features. It is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace blinds with energy-efficient shades — Energy-efficient shades can improve energy efficiency and reduce cooling costs
• Both Install smart home security system — A smart home security system can increase safety and add value to the property

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace blinds with energy-efficient shades — Energy-efficient shades can improve energy efficiency and reduce cooling costs ↑
• Both Install smart home security system — A smart home security system can increase safety and add value to the property ↑

ⓘ 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

2 events — show timeline

• 2026-05-05 Pending — AcadianaMLS
• 2026-04-13 Listed $211,209 AcadianaMLS