Bellvue Plan · Maurice, LA 70555

$217,000

3 bd · 2.0 ba · 1,447 sqft · SingleFamily · 529 Days on market

Excellent 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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Bellvue! A new home floorplan featured in our Cottage Cove community in Maurice, Louisiana. Inside this appealing 3 bedroom, 2 bathroom home, with 2 car garage, you will be met with 1,447 square feet of comfortable living. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features shaker style cabinets, granite countertops and island, and stainless-steel gas range, micro hood, and dishwasher. You'll never be too far from the action with the living and dining area right there. The primary bedroom has its own attached ensuite bathroom that showcases a walk-in closet with all the space you need to get ready and privacy with a separate door for the toilet. Across from the home you will find the other 2 bedrooms purposely designed with walk-in closets in each. Whether these rooms become bedrooms, office, or other bonus areas, there is sure to be comfort. The charming exteriors elevations of every Bellvue plan include versatile brick exteriors, covered back patios, fully sodded yards, and low maintenance landscape package. Integrated into all of our Bellvue plans, so you never feel far from home, is our Smart Home Technology Package. Find security and control from your fingertips through your smartphone.

Key facts

• Open concept
• Walk in closet
• Covered back patios

Tags

• OPEN CONCEPT
• SHAKER STYLE CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL GAS RANGE
• WALK IN CLOSET
• COVERED BACK PATIOS

🏗️ New construction. The $217,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $227,007.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $217k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-61 ($-737/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (12.1% below list).
• Recommended offer: $191k (12.1% 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: 300 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 228 units permitted in Vermilion Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 529 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Recommended offer $190,810 (12.1% 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 529 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $227,007
• List price: $217,000
• Delta: -4.41%
• 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
154 Cottage Cove Dr	0.09mi	3/2.0	1,447 (0%)	4mo	$217,000	$150	92
9394 Garrett Rd	0.25mi	3/2.0	1,444 (-0%)	2mo	$224,500	$155	87
9410 Garrett Rd	0.27mi	3/2.0	1,456 (+1%)	3mo	$210,000	$144	84
202 Crest Cove Dr	0.30mi	3/2.0	1,298 (-10%)	0mo	$210,000	$162	69
9391 Garrett Rd	0.28mi	3/2.0	1,613 (+12%)	0mo	$237,000	$147	68
101 Harvest View Ln	0.53mi	3/2.0	1,385 (-4%)	2mo	$254,200	$184	66
204 Crest Cove Dr	0.30mi	3/2.0	1,616 (+12%)	0mo	$230,000	$142	66
108 Carreras Ln	0.51mi	3/2.0	1,521 (+5%)	5mo	$256,300	$169	64
106 Carreras Ln	0.51mi	3/2.0	1,531 (+6%)	4mo	$256,999	$168	64
131 Rue Village Rd	0.69mi	3/2.0	1,456 (+1%)	4mo	$235,000	$161	63
113 Lilian Ln	0.43mi	3/2.0	1,639 (+13%)	0mo	$284,700	$174	58
128 Rue Village Rd	0.72mi	3/2.0	1,365 (-6%)	3mo	$227,000	$166	54

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-40,667
• Equity at exit: $33,848

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-40,330
• Equity at exit: $19,627

Cash invested: $63,562 (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: 34 active · 11 under contract
• Months of supply: 10.2 mo (10%/mo absorbed)
• Median asking: $246,450 ($165/sqft)
• Median days on market: 157 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -5.2% 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: 9.5×

Monthly cashflow live

• Estimated rent: $1,908 medium
• Mortgage (P&I): −$1,190
• Tax est. 1.5%: −$284 /mo · $3,405/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-61

Break-even live

Break-even rent $1,986

Max offer price $218,123

Occupancy floor 98%

Sensitivity live

Price	-10% $95	-5% $17	+0% $-61	+5% $-140	+10% $-218
Rent	-10% $-212	-5% $-137	+0% $-61	+5% $14	+10% $89
Rate	-1.0pp $53	-0.5pp $-4	base $-61	+0.5pp $-120	+1.0pp $-180

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: $56,752
• Closing costs: $6,810
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	62d	1	1.40mi

Listing history 50 events

1. 2026-08-08
   days on market $217,000 Active 529 DOM
2. 2026-08-07
   days on market $217,000 Active 528 DOM
3. 2026-08-06
   days on market $217,000 Active 527 DOM
4. 2026-08-05
   days on market $217,000 Active 526 DOM
5. 2026-08-04
   days on market $217,000 Active 525 DOM
6. 2026-08-03
   days on market $217,000 Active 524 DOM
7. 2026-07-31
   days on market $217,000 Active 521 DOM
8. 2026-07-29
   days on market $217,000 Active 519 DOM
9. 2026-07-27
   days on market $217,000 Active 517 DOM
10. 2026-07-25
    days on market $217,000 Active 515 DOM
11. 2026-07-24
    days on market $217,000 Active 514 DOM
12. 2026-07-23
    days on market $217,000 Active 513 DOM
13. 2026-07-22
    days on market $217,000 Active 512 DOM
14. 2026-07-21
    days on market $217,000 Active 511 DOM
15. 2026-07-18
    days on market $217,000 Active 508 DOM
16. 2026-07-16
    days on market $217,000 Active 506 DOM
17. 2026-07-16
    days on market $217,000 Active 505 DOM
18. 2026-07-14
    days on market $217,000 Active 504 DOM
19. 2026-07-13
    days on market $217,000 Active 503 DOM
20. 2026-07-12
    days on market $217,000 Active 502 DOM
21. 2026-07-11
    days on market $217,000 Active 501 DOM
22. 2026-07-10
    days on market $217,000 Active 500 DOM
23. 2026-07-09
    days on market $217,000 Active 499 DOM
24. 2026-07-08
    days on market $217,000 Active 498 DOM
25. 2026-07-07
    days on market $217,000 Active 497 DOM
26. 2026-07-06
    days on market $217,000 Active 496 DOM
27. 2026-07-05
    days on market $217,000 Active 495 DOM
28. 2026-07-04
    days on market $217,000 Active 494 DOM
29. 2026-07-03
    days on market $217,000 Active 493 DOM
30. 2026-07-02
    days on market $217,000 Active 492 DOM
31. 2026-07-01
    days on market $217,000 Active 491 DOM
32. 2026-06-30
    days on market $217,000 Active 490 DOM
33. 2026-06-29
    days on market $217,000 Active 489 DOM
34. 2026-06-28
    days on market $217,000 Active 488 DOM
35. 2026-06-28
    days on market $217,000 Active 487 DOM
36. 2026-06-27
    days on market $217,000 Active 486 DOM
37. 2026-06-25
    days on market $217,000 Active 484 DOM
38. 2026-06-23
    days on market $217,000 Active 482 DOM
39. 2026-06-22
    days on market $217,000 Active 481 DOM
40. 2026-06-18
    days on market $217,000 Active 478 DOM
41. 2026-06-17
    days on market $217,000 Active 477 DOM
42. 2026-06-16
    days on market $217,000 Active 476 DOM
43. 2026-06-15
    days on market $217,000 Active 475 DOM
44. 2026-06-14
    days on market $217,000 Active 473 DOM
45. 2026-06-13
    remarks 699-char remark
46. 2026-06-13
    days on market $217,000 Active 472 DOM
47. 2026-06-10
    days on market $217,000 Active 470 DOM
48. 2026-06-09
    days on market $217,000 Active 469 DOM
49. 2026-06-08
    days on market $217,000 Active 468 DOM
50. 2026-06-07
    days on market $217,000 Active 467 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: $22,897
• − Mortgage interest: −$12,716
• − Property taxes: −$3,405
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$6,604
• Taxable loss: −$4,626
• Est. tax savings @ 24.0%: +$1,110
• After-tax cash flow: $374/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 · 13 photos

Excellent 95/100 None rehab

This Bellvue Plan home in Maurice, Louisiana, is in excellent condition with a well-maintained exterior and interior. It offers a spacious open-concept floor plan and modern finishes, making it an ideal choice for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

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

• Census place: Maurice, LA
• 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

+1.2% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $217,000 Zillow
• 2025-02-25 Listed $214,500 Zillow