7389 Longleaf Vista Cir · Maurice, LA 70555

$231,830

3 bd · 2.0 ba · 1,498 sqft · SingleFamily · 13 Days on market

Built 2026 Excellent condition 6,098 sqft lot $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 +11.2/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * Located on a Cul-De-Sac Lot! The CONNELLY IV G offers an open-concept floor plan featuring 3 bedrooms and 2 full bathrooms. This beautifully designed home includes upgraded quartz countertops, stainless steel appliances, undermount vanity sinks, cabinet hardware, and luxury vinyl plank flooring in the primary bedroom. Well-appointed design features include a spacious kitchen island, walk-in pantry, large walk-in closet, garden tub with separate shower in the primary suite, Wi-Fi-enabled thermostat, structured wiring panel box, tankless gas water heater, covered rear patio, and a fully sodded yard. Autumn Park is a thoughtfully planned new home community in Maurice, Louisiana, offering the perfect blend of small-town charm and modern convenience. Ideally located just off Highway 92 near the Maurice city limits and only minutes south of Lafayette, residents enjoy easy access to shopping, dining, entertainment, and everyday necessities, including the Acadiana Mall and numerous local favorites. Discover the comfort, convenience, and lifestyle that make Autumn Park an exceptional place to call home!

Key facts

• Cul-de-sac lot
• New construction
• Large walk-in closet

Tags

• CUL-DE-SAC LOT
• NEW CONSTRUCTION
• SPACIOUS KITCHEN ISLAND
• WALK-IN PANTRY
• LARGE WALK-IN CLOSET
• WI-FI-ENABLED THERMOSTAT

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $390; Association includes accounting and insurance; Managed community

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; Has garage (2-car)
• Utilities: Public sewer; Electric service: Entergy
• Home design: Single family residence; Under construction; Residential zoning
• Construction: Brick veneer, vinyl siding, and frame construction; Composition roof
• Exterior features: Exterior lighting; Covered and open patios/porches

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric stove/con
• Bedrooms: Bedroom 2; Bedroom 3
• Flooring: Carpet; Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: High ceilings; Kitchen island; Separate shower; Varied ceiling heights; Walk-in closet(s); Dining room; Kitchen; Living room; Quartz counters; Double pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $231,830 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $230,692.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (15.9% below list).
• Recommended offer: $195k (15.9% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $194,937 (15.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $230,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7399 Alley Oak Ln	0.09mi	3/2.0	1,490 (-0%)	4mo	$230,114	$154	92
7392 Alley Oak Ln	0.09mi	3/2.0	1,498 (0%)	5mo	$230,835	$154	92
7385 Alley Oak Ln	0.09mi	3/2.0	1,578 (+5%)	1mo	$234,425	$149	86
7386 Alley Oak Ln	0.09mi	3/2.0	1,422 (-5%)	1mo	$219,385	$154	86
7393 Alley Oak Ln	0.07mi	3/2.0	1,394 (-7%)	1mo	$216,521	$155	85
3306 Myrtle St	0.06mi	3/2.0	1,363 (-9%)	4mo	$215,152	$158	79
7375 Alley Oak Ln	0.09mi	3/2.0	1,649 (+10%)	1mo	$237,470	$144	78
7403 Alley Oak Ln	0.09mi	3/2.0	1,649 (+10%)	1mo	$246,132	$149	78
7411 Alley Oak Ln	0.09mi	3/2.0	1,649 (+10%)	1mo	$246,726	$150	78
7389 Alley Oak Ln	0.09mi	3/2.0	1,649 (+10%)	4mo	$238,080	$144	76
7410 Seven Oaks Cir	0.13mi	3/2.0	1,649 (+10%)	3mo	$245,000	$149	74
3512 Minvielle Blvd	0.38mi	4/3.0 (+1)	1,719 (+15%)	3mo	$280,000	$163	46

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-42,890
• Equity at exit: $34,397

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-44,302
• Equity at exit: $19,946

Cash invested: $64,594 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$1,210
• Tax est. 1.5%: −$288 /mo · $3,460/yr
• Insurance: −$96
• HOA: −$33
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-87

Break-even live

Break-even rent $2,060

Max offer price $218,066

Occupancy floor 99%

Sensitivity live

Price	-10% $72	-5% $-8	+0% $-87	+5% $-167	+10% $-247
Rent	-10% $-241	-5% $-164	+0% $-87	+5% $-10	+10% $67
Rate	-1.0pp $29	-0.5pp $-29	base $-87	+0.5pp $-147	+1.0pp $-208

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: $57,673
• Closing costs: $6,921
• 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	16d	8	0.49mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	46d	1	0.95mi
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	16d	1	1.44mi

HOA detail

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

Listing history 10 events

1. 2026-06-23
   days on market $231,830 Active 13 DOM
2. 2026-06-22
   days on market $231,830 Active 12 DOM
3. 2026-06-18
   days on market $231,830 Active 9 DOM
4. 2026-06-17
   days on market $231,830 Active 8 DOM
5. 2026-06-16
   days on market $231,830 Active 7 DOM
6. 2026-06-15
   days on market $231,830 Active 6 DOM
7. 2026-06-14
   days on market $231,830 Active 4 DOM
8. 2026-06-13
   days on market $231,830 Active 3 DOM
9. 2026-06-10
   remarks 699-char remark
10. 2026-06-10
    listed $231,830 Active 1 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: $23,392
• − Mortgage interest: −$12,922
• − Property taxes: −$3,460
• − Insurance: −$1,153
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − HOA: −$396
• − Depreciation: −$6,711
• Taxable loss: −$4,994
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $151/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 · 1 photo

Excellent 100/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a well-maintained exterior, upgraded interior features, and a spacious floor plan. The property is located on a cul-de-sac, which adds to its appeal. Value-adding updates include landscaping, interior paint, window treatments, and smart home integration.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value
• Both Interior paint touch-ups — Maintains a fresh and inviting interior
• Both Window treatments — Improves energy efficiency and aesthetics
• Both Smart home integration — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Interior paint touch-ups — Maintains a fresh and inviting interior ↑
• Both Window treatments — Improves energy efficiency and aesthetics ↑
• Both Smart home integration — Enhances convenience and marketability ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $231,830 Zillow
• 2026-06-09 Listed $231,830 AcadianaMLS