Brees Plan · Maurice, LA 70555

$224,500

3 bd · 2.0 ba · 1,444 sqft · SingleFamily · 803 Days on market

Excellent condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +5.8/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore the Brees! A new home floor plan featured in our Picard Farms community in Maurice, Louisiana. The Brees plan is a quaint 3 bedroom, 2 bathroom home with 2 car garage across 1,444 square feet. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and comfort. The kitchen features shaker style cabinets, granite countertops and island, tile backsplash and stainless-steel gas range, micro hood, and dishwasher. The primary bedroom has its own attached ensuite bathroom that showcases a spacious walk-in closet with all the room 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, located across the foyer from the utility room and garage entrance. Whether these rooms become bedrooms, office, or other bonus areas, the options are endless and ideally placed to fit your needs. Every Brees floor plan is built with our quality craftsmanship and attention to detail. The exteriors include 3 sides brick, covered back patios, fully sodded yards, and low maintenance landscape package. Integrated into every floor plan is our Smart Home Technology Package which is designed to make life easier and allow you to control your home from your fingertips. Furthermore, each home comes with our unrivaled warranties and an Energy Star certification, assuring your home is as energy efficient as possible.

Key facts

• Large bedroom suite
• Smart home features
• 2 garage spots

Tags

• OPEN CONCEPT FLOOR PLAN
• LARGE BEDROOM SUITE
• SMART HOME FEATURES

🏗️ New construction. The $224,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $268,729.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-391 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (17.3% below list).
• Recommended offer: $186k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 5.9% in Maurice — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; solid renter incomes; 228 units permitted in Vermilion Parish in 2024 (0 in 5+ unit buildings).

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

• It's been on market 803 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $185,551 (17.3% 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 803 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.24%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $268,729
• List price: $224,500
• Delta: -16.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9394 Garrett Rd	0.19mi	3/2.0	1,444 (0%)	2mo	$224,500	$155	90
9382 Garrett Rd	0.18mi	3/2.0	1,444 (0%)	6mo	$228,000	$158	87
9410 Garrett Rd	0.35mi	3/2.0	1,456 (+1%)	3mo	$210,000	$144	80
101 Harvest View Ln	0.33mi	3/2.0	1,385 (-4%)	2mo	$254,200	$184	76
154 Cottage Cove Dr	0.49mi	3/2.0	1,447 (+0%)	4mo	$217,000	$150	73
9391 Garrett Rd	0.20mi	3/2.0	1,613 (+12%)	0mo	$237,000	$147	71
108 Carreras Ln	0.34mi	3/2.0	1,521 (+5%)	5mo	$256,300	$169	71
106 Carreras Ln	0.35mi	3/2.0	1,531 (+6%)	4mo	$256,999	$168	71
113 Lilian Ln	0.28mi	3/2.0	1,639 (+14%)	0mo	$284,700	$174	64
111 Carreras Ln	0.30mi	3/2.0	1,617 (+12%)	6mo	$274,000	$169	62
202 Crest Cove Dr	0.68mi	3/2.0	1,298 (-10%)	0mo	$210,000	$162	51
204 Crest Cove Dr	0.68mi	3/2.0	1,616 (+12%)	0mo	$230,000	$142	48

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: -27.0%
• Equity multiple: 0.09×
• Total profit: $-68,438
• Equity at exit: $40,068

10-year hold

• IRR: -24.7%
• Equity multiple: -0.22×
• Total profit: $-91,570
• Equity at exit: $23,235

Cash invested: $75,244 (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 · 10 under contract
• Months of supply: 10.7 mo (9%/mo absorbed)
• Median asking: $246,450 ($165/sqft)
• Median days on market: 157 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +12.5% above 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: 10.1×

Monthly cashflow live

• Estimated rent: $1,856 medium
• Mortgage (P&I): −$1,409
• Tax est. 1.5%: −$336 /mo · $4,031/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-391

Break-even live

Break-even rent $2,351

Max offer price $212,111

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-298	+0% $-391	+5% $-484	+10% $-577
Rent	-10% $-538	-5% $-465	+0% $-391	+5% $-318	+10% $-245
Rate	-1.0pp $-256	-0.5pp $-323	base $-391	+0.5pp $-461	+1.0pp $-532

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: $67,182
• Closing costs: $8,062
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $224,500 Active 803 DOM
2. 2026-08-07
   days on market $224,500 Active 802 DOM
3. 2026-08-06
   days on market $224,500 Active 801 DOM
4. 2026-08-05
   days on market $224,500 Active 800 DOM
5. 2026-08-04
   days on market $224,500 Active 799 DOM
6. 2026-08-03
   days on market $224,500 Active 798 DOM
7. 2026-07-31
   days on market $224,500 Active 795 DOM
8. 2026-07-29
   days on market $224,500 Active 793 DOM
9. 2026-07-27
   days on market $224,500 Active 791 DOM
10. 2026-07-25
    days on market $224,500 Active 789 DOM
11. 2026-07-24
    days on market $224,500 Active 788 DOM
12. 2026-07-23
    days on market $224,500 Active 787 DOM
13. 2026-07-22
    days on market $224,500 Active 786 DOM
14. 2026-07-21
    days on market $224,500 Active 785 DOM
15. 2026-07-18
    days on market $224,500 Active 782 DOM
16. 2026-07-16
    days on market $224,500 Active 780 DOM
17. 2026-07-16
    days on market $224,500 Active 779 DOM
18. 2026-07-14
    days on market $224,500 Active 778 DOM
19. 2026-07-13
    days on market $224,500 Active 777 DOM
20. 2026-07-12
    days on market $224,500 Active 776 DOM
21. 2026-07-11
    days on market $224,500 Active 775 DOM
22. 2026-07-10
    days on market $224,500 Active 774 DOM
23. 2026-07-09
    days on market $224,500 Active 773 DOM
24. 2026-07-08
    days on market $224,500 Active 772 DOM
25. 2026-07-07
    days on market $224,500 Active 771 DOM
26. 2026-07-06
    days on market $224,500 Active 770 DOM
27. 2026-07-05
    days on market $224,500 Active 769 DOM
28. 2026-07-04
    days on market $224,500 Active 768 DOM
29. 2026-07-03
    days on market $224,500 Active 767 DOM
30. 2026-07-02
    days on market $224,500 Active 766 DOM
31. 2026-07-01
    days on market $224,500 Active 765 DOM
32. 2026-06-30
    days on market $224,500 Active 764 DOM
33. 2026-06-29
    days on market $224,500 Active 763 DOM
34. 2026-06-28
    days on market $224,500 Active 762 DOM
35. 2026-06-28
    days on market $224,500 Active 761 DOM
36. 2026-06-27
    days on market $224,500 Active 760 DOM
37. 2026-06-25
    days on market $224,500 Active 758 DOM
38. 2026-06-23
    days on market $224,500 Active 756 DOM
39. 2026-06-22
    days on market $224,500 Active 755 DOM
40. 2026-06-18
    days on market $224,500 Active 752 DOM
41. 2026-06-17
    days on market $224,500 Active 751 DOM
42. 2026-06-16
    days on market $224,500 Active 750 DOM
43. 2026-06-15
    days on market $224,500 Active 749 DOM
44. 2026-06-14
    days on market $224,500 Active 747 DOM
45. 2026-06-13
    days on market $224,500 Active 746 DOM
46. 2026-06-10
    days on market $224,500 Active 744 DOM
47. 2026-06-09
    days on market $224,500 Active 743 DOM
48. 2026-06-08
    days on market $224,500 Active 742 DOM
49. 2026-06-07
    days on market $224,500 Active 741 DOM
50. 2026-06-03
    days on market $224,500 Active 737 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: $22,266
• − Mortgage interest: −$15,053
• − Property taxes: −$4,031
• − Insurance: −$1,344
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$7,818
• Taxable loss: −$9,542
• Est. tax savings @ 24.0%: +$2,290
• After-tax cash flow: $-2,405/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Add smart home features — Enhances comfort and energy efficiency, attracting buyers and renters ↑

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

3 events — show timeline

• 2026-04-15 Relisted — Zillow
• 2026-04-09 Delisted — Zillow
• 2024-05-21 Listed $224,500 Zillow