10195 Placide Rd · Maurice, LA 70555

$134,900

3 bd · 2.0 ba · 1,915 sqft · Other · 113 Days on market

Built 1962 1.03 ac lot $70/sqft · 58% below area ↓ 24% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits on Placide Road in Maurice! 3 bed, 2 bath home is situated on a spacious 1-acre lot, features a workshop plus a patio area with covered parking. Schedule your showing today!

Key facts

• Covered parking
• Patio area
• Spacious lot

Tags

• SPACIOUS LOT
• WORKSHOP
• PATIO AREA
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 6.0% in Maurice — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $27k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $122,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.16%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $322,733
• List price: $134,900
• Delta: -58.20%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.44×
• Total profit: $16,579
• Equity at exit: $20,114

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $64,014
• Equity at exit: $11,664

Cash invested: $37,772 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,943 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $603

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 64%

Sensitivity live

Price	-10% $696	-5% $650	+0% $603	+5% $556	+10% $510
Rent	-10% $450	-5% $526	+0% $603	+5% $680	+10% $757
Rate	-1.0pp $671	-0.5pp $637	base $603	+0.5pp $568	+1.0pp $533

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $134,900 Active 113 DOM
2. 2026-06-17
   days on market $134,900 Active 112 DOM
3. 2026-06-16
   days on market $134,900 Active 111 DOM
4. 2026-06-15
   days on market $134,900 Active 110 DOM
5. 2026-06-14
   days on market $134,900 Active 108 DOM
6. 2026-06-13
   days on market $134,900 Active 107 DOM
7. 2026-06-10
   days on market $134,900 Active 105 DOM
8. 2026-06-09
   pricedays on market $134,900 Active 104 DOM
9. 2026-06-08
   days on market $144,900 Active 103 DOM
10. 2026-06-07
    days on market $144,900 Active 102 DOM
11. 2026-06-03
    days on market $144,900 Active 98 DOM
12. 2026-06-02
    days on market $144,900 Active 97 DOM
13. 2026-06-01
    days on market $144,900 Active 96 DOM
14. 2026-05-31
    days on market $144,900 Active 95 DOM
15. 2026-05-30
    days on market $144,900 Active 94 DOM
16. 2026-05-10
    price $144,900 192-char remark

    Show marketing remark (192 chars)

    Opportunity awaits on Placide Road in Maurice! 3 bed, 2 bath home is situated on a spacious 1-acre lot, features a workshop plus a patio area with covered parking. Schedule your showing today!

17. 2026-03-31
    price $154,000 192-char remark

    Show marketing remark (192 chars)

    Opportunity awaits on Placide Road in Maurice! 3 bed, 2 bath home is situated on a spacious 1-acre lot, features a workshop plus a patio area with covered parking. Schedule your showing today!

18. 2026-02-25
    listed $162,000 Active 192-char remark

    Show marketing remark (192 chars)

    Opportunity awaits on Placide Road in Maurice! 3 bed, 2 bath home is situated on a spacious 1-acre lot, features a workshop plus a patio area with covered parking. Schedule your showing today!

19. 2017-07-10
    soldstatus $192,000 795-char remark

    Show marketing remark (795 chars)

    Completely RENOVATED and NEVER FLOODED, this is well built home sitting on an ACRE of land just waiting for you! This cozy cottage is surrounded by 3 large mature oak trees, 2 pecan trees, a citrus tree, persimmon tree, and flowers. This home is built with tongue and grove so it isn't put together like most homes today!! Beautiful Hard wood floors can be found throughout most of the home. There have been many electrical and plumbing updates including a whole new electrical panel! The renovations are extreme: from hardware, vanities, custom shower, custom built ins, new flooring, and much more. The kitchen is completed by bullnosed granite countertops, custom backsplash, and solid wood cabinets. Enjoy the serenity of a country setting or the perfect place to entertain on your screened

20. 2017-06-01
    listed $188,000 795-char remark

    Show marketing remark (795 chars)

    Completely RENOVATED and NEVER FLOODED, this is well built home sitting on an ACRE of land just waiting for you! This cozy cottage is surrounded by 3 large mature oak trees, 2 pecan trees, a citrus tree, persimmon tree, and flowers. This home is built with tongue and grove so it isn't put together like most homes today!! Beautiful Hard wood floors can be found throughout most of the home. There have been many electrical and plumbing updates including a whole new electrical panel! The renovations are extreme: from hardware, vanities, custom shower, custom built ins, new flooring, and much more. The kitchen is completed by bullnosed granite countertops, custom backsplash, and solid wood cabinets. Enjoy the serenity of a country setting or the perfect place to entertain on your screened

21. 2017-02-24
    listed $160,000
22. 2016-01-26
    soldstatus $150,000
23. 2015-12-04
    listed $190,000
24. 2014-09-22
    listed $190,000

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $23,321
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$3,924
• Taxable income: $5,411
• Est. tax owed @ 24.0%: −$1,299
• After-tax cash flow: $5,938/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

• 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

-23.7% since first listed

9 events — show timeline

• 2026-05-10 Price Changed $144,900 AcadianaMLS
• 2026-03-31 Price Changed $154,000 AcadianaMLS
• 2026-02-25 Listed $162,000 AcadianaMLS
• 2017-07-10 Sold (MLS) $192,000 AcadianaMLS
• 2017-06-01 Listed $188,000 AcadianaMLS
• 2017-02-24 Listed $160,000 AcadianaMLS
• 2016-01-26 Sold (MLS) $150,000 AcadianaMLS
• 2015-12-04 Listed $190,000 AcadianaMLS
• 2014-09-22 Listed $190,000 AcadianaMLS

Property tax history

-56.3%/yr

Latest (2021): $3 · +0.0% YoY. Source: county tax records.