103 Michael John Dr · Maurice, LA 70555

$270,000

4 bd · 2.0 ba · 1,934 sqft · SingleFamily public records · 9 Days on market

Built 2019 $140/sqft · at area comps Est $275k · at est. $38/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 +13.8/30.0
• ARV discount +8.4/15.0
• DSCR +4.2/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand NEW Construction! DSLD Homes' IRIS IV B offers a 4 bedroom 2 full bathroom floor plan with a walk-in pantry. Special plan features include a Frigidaire stainless appliance package,granite counters with undermount sinks in the kitchen and bathrooms, wood flooring in the living area, ceramic tile flooring in the wet areas, post tension slab, and more! Energy efficient features include a Rheem water heater, low E tilt-in windows, radiant barrier roof decking and more!

Key facts

• Dual vanities
• Open-concept kitchen
• 12-foot ceilings

Tags

• 12-FOOT CEILINGS
• OPEN-CONCEPT KITCHEN
• WALK-IN PANTRY
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• DUAL VANITIES

Property features AI

Finance

• HOA & community: Community association with an annual fee of $450; Association provides accounting and management

Exterior

• Parking: 2-car garage (covered)
• Utilities: Public sewer; Electric service: Entergy
• Home design: Single family residence; City street frontage on paved road
• Construction: Brick veneer, stucco, and frame construction; Composition roof
• Exterior features: Full privacy wood fencing; Covered and open patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Kitchen island; Granite counters
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Crown molding; Double vanity; Kitchen island; Separate shower; Walk-in closets; Granite counters; Window treatments; 1 fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $23 ($282/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 $222k (17.9% below list).
• Recommended offer: $222k (17.9% 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: 249 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $8k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $206k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,686 (17.9% 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: 0.82% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (median comp): $275,381
• List price: $270,000
• Delta: -5.59%
• 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
98 Margaret Lucia Dr	0.32mi	4/2.0	1,885 (-2%)	2mo	$280,000	$149	79
184 Weaver Way	0.23mi	4/2.5	1,833 (-5%)	0mo	$257,095	$140	78
108 Pierce Ln	0.40mi	4/2.0	1,875 (-3%)	2mo	$257,185	$137	75
121 Harper Dr	0.40mi	4/2.0	1,858 (-4%)	1mo	$258,936	$139	74
116 Dawson Ave	0.35mi	4/2.5	1,833 (-5%)	1mo	$258,406	$141	72
237 Weaver Way	0.25mi	3/2.0 (-1)	1,825 (-6%)	6mo	$285,000	$156	69
409 Weaver Way	0.45mi	4/2.5	1,833 (-5%)	2mo	$255,405	$139	66
112 Dawson Ave	0.35mi	3/2.0 (-1)	1,825 (-6%)	5mo	$253,494	$139	65
125 Harper Dr	0.58mi	4/2.0	1,858 (-4%)	4mo	$260,043	$140	63
103 Harper Dr	0.32mi	3/2.0 (-1)	1,689 (-13%)	3mo	$242,425	$144	56
101 Collins Ct	0.58mi	3/2.0 (-1)	1,825 (-6%)	4mo	$256,706	$141	55
103 Pierce Ln	0.40mi	3/2.0 (-1)	1,689 (-13%)	6mo	$246,978	$146	50

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-42,307
• Equity at exit: $40,258

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-35,123
• Equity at exit: $23,345

Cash invested: $75,600 (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: 249
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,217 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$161 /mo · $1,937/yr
• Insurance: −$112
• HOA: −$38
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $23

Break-even live

Break-even rent $2,187

Max offer price $270,000

Occupancy floor 94%

Sensitivity live

Price	-10% $176	-5% $100	+0% $23	+5% $-53	+10% $-129
Rent	-10% $-152	-5% $-64	+0% $23	+5% $111	+10% $199
Rate	-1.0pp $159	-0.5pp $92	base $23	+0.5pp $-46	+1.0pp $-118

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Michael John Dr Maurice, LA	4.0	2.0	1961	$1,900	$0.97	45d	1	0.06mi
112 Melanie Rose Dr Unit NA Maurice, LA	4.0	2.0	2010	$1,995	$0.99	15d	1	0.07mi
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	15d	1	0.18mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	45d	1	0.60mi
127 Allister Rd Maurice, LA	4.0	2.0	1803	$1,575	$0.87	45d	1	0.61mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-22
   days on market $270,000 Coming Soon 9 DOM
2. 2026-06-18
   days on market $270,000 Coming Soon 6 DOM
3. 2026-06-17
   days on market $270,000 Coming Soon 5 DOM
4. 2026-06-16
   days on market $270,000 Coming Soon 4 DOM
5. 2026-06-15
   days on market $270,000 Coming Soon 3 DOM
6. 2026-06-13
   pricestatusdays on marketlisting id $270,000 Coming Soon 1 DOM
7. 2026-04-15
   status Active 741-char remark
8. 2026-04-06
   status Pending 741-char remark
9. 2026-02-04
   status Active 741-char remark
10. 2025-11-21
    historical Contingent (Show) 741-char remark
11. 2025-11-08
    status Active 741-char remark
12. 2025-11-08
    price $260,000 741-char remark
13. 2025-07-08
    price $265,000 741-char remark
14. 2025-05-30
    status Active 741-char remark
15. 2025-05-27
    status Pending 741-char remark
16. 2025-05-09
    listed $269,000 Active 741-char remark
17. 2019-05-06
    soldstatus $205,900
18. 2019-05-03
    soldstatus $205,900 475-char remark

    Show marketing remark (475 chars)

    Brand NEW Construction! DSLD Homes' IRIS IV B offers a 4 bedroom 2 full bathroom floor plan with a walk-in pantry. Special plan features include a Frigidaire stainless appliance package,granite counters with undermount sinks in the kitchen and bathrooms, wood flooring in the living area, ceramic tile flooring in the wet areas, post tension slab, and more! Energy efficient features include a Rheem water heater, low E tilt-in windows, radiant barrier roof decking and more!

19. 2019-01-23
    listed $205,900 475-char remark

    Show marketing remark (475 chars)

    Brand NEW Construction! DSLD Homes' IRIS IV B offers a 4 bedroom 2 full bathroom floor plan with a walk-in pantry. Special plan features include a Frigidaire stainless appliance package,granite counters with undermount sinks in the kitchen and bathrooms, wood flooring in the living area, ceramic tile flooring in the wet areas, post tension slab, and more! Energy efficient features include a Rheem water heater, low E tilt-in windows, radiant barrier roof decking and more!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,937 · $161/mo
• Projected year-2 tax: $1,937 · $161/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,602
• − Mortgage interest: −$15,124
• − Property taxes: −$1,937
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − HOA: −$456
• − Depreciation: −$7,855
• Taxable loss: −$4,376
• Est. tax savings @ 24.0%: +$1,050
• After-tax cash flow: $1,332/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.

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

• Census place: Maurice, LA
• 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

+31.1% since first listed

14 events — show timeline

• 2026-06-12 Coming Soon $270,000 AcadianaMLS
• 2026-04-15 Relisted — AcadianaMLS
• 2026-04-06 Pending — AcadianaMLS
• 2026-02-04 Relisted — AcadianaMLS
• 2025-11-21 Contingent — AcadianaMLS
• 2025-11-08 Relisted — AcadianaMLS
• 2025-11-08 Price Changed $260,000 AcadianaMLS
• 2025-07-08 Price Changed $265,000 AcadianaMLS
• 2025-05-30 Relisted — AcadianaMLS
• 2025-05-27 Pending — AcadianaMLS
• 2025-05-09 Listed $269,000 AcadianaMLS
• 2019-05-06 Sold (Public Records) $205,900 Public Records
• 2019-05-03 Sold (MLS) $205,900 AcadianaMLS
• 2019-01-23 Listed $205,900 AcadianaMLS

Property tax history

+41.4%/yr

Latest (2025): $1,937 · -0.1% YoY. Source: county tax records.