Is 105 Esson Dr in Maurice, LA a good investment?

CashFlowRE grades it D with a 5.5% cap rate and $-156/mo modeled cash flow at a $234,500 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 105 Esson Dr?

The modeled cap rate is 5.5% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,892/month, from CashFlowRE's rent model.

D Composite 41.17

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 +9.7/30.0
ARV discount +8.8/15.0
Schools +5.8/10.0
Condition / age +4.8/5.0
Livability +3.8/5.0
1% rule +3.1/10.0
DSCR +2.7/10.0
Rent growth +2.5/5.0
Appreciation +0.0/10.0

$234,500

105 Esson Dr · Maurice, LA 70555

3 bd · 2.0 ba · 1,613 sqft · SingleFamily · 16 Days on market

Excellent condition Garage $145/sqft · at area comps Est $242k · at est. $30/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Come to Picard Farms, a peaceful subdivision surrounded by a country landscape, and view this spacious floor plan that is perfect for family living and entertaining. With a re-energized focus on quality, you will love that granite throughout is standard. Our industry-leading energy efficiency features are awesome. We go over and above the standard Louisiana warranty, offering a full 2-10 warranty on the home and up to 10-yr warranty coverage on the Carrier brand AC compressor. Contract Ready!

Key facts

Full 2-10 warranty
Granite throughout
Garage

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $234k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $212k (9.6% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (19.3% below list).
Recommended offer: $189k (19.3% 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: 399 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 $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 16 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
6 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.

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 $189,205 (19.3% below list)

Questions for the listing agent

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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.81% ✗
Cap rate: 5.50%
Cash-on-cash: -2.85%
DSCR: 0.87
GRM: 10.3

CMA / ARV

ARV (median comp): $241,634
List price: $234,500
Delta: -2.95%
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
9391 Garrett Rd	0.08mi	3/2.0	1,613 (0%)	3mo	$237,000	$147	94
9396 Garrett Rd	0.11mi	3/2.0	1,463 (-9%)	2mo	$210,000	$144	78
107 Ella Hl	0.41mi	3/2.0	1,591 (-1%)	1mo	$275,000	$173	78
113 Lilian Ln	0.45mi	3/2.0	1,639 (+2%)	3mo	$284,700	$174	74
103 Esson Dr	0.01mi	4/2.0 (+1)	1,836 (+14%)	1mo	$247,500	$135	71
212 Crest Cove Dr	0.66mi	3/2.0	1,613 (0%)	2mo	$230,000	$143	68
204 Crest Cove Dr	0.65mi	3/2.0	1,616 (+0%)	4mo	$230,000	$142	66
9389 Garrett Rd	0.08mi	4/2.0 (+1)	1,836 (+14%)	3mo	$242,500	$132	66
160 Cottage Cove Dr	0.44mi	4/2.0 (+1)	1,704 (+6%)	1mo	$233,500	$137	64
112 Esson Dr	0.29mi	4/2.0 (+1)	1,836 (+14%)	2mo	$240,000	$131	56
109 Lilian Ln	0.46mi	3/2.0	1,385 (-14%)	0mo	$242,999	$175	55
214 Crest Cove Dr	0.65mi	3/2.0	1,447 (-10%)	1mo	$220,000	$152	51

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: -21.0%
Equity multiple: 0.27×
Total profit: $-47,879
Equity at exit: $34,965

10-year hold

IRR: -14.4%
Equity multiple: 0.17×
Total profit: $-54,283
Equity at exit: $20,275

Cash invested: $65,660 (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: 59 active · 32 under contract
Months of supply: 16.1 mo (6%/mo absorbed)
Median asking: $274,900 ($165/sqft)
Median days on market: 73 d
This list price: 20% of active listings are priced below it
ARV vs active asking: -9.3% 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: 399
Price-to-rent: 10.3×

Monthly cashflow live

Estimated rent: $1,892 medium interval (Pro) →
Mortgage (P&I): −$1,230
Tax est. 1.5%: −$293 /mo · $3,518/yr
Insurance: −$98
HOA: −$30
Lot rent: −$0
Vacancy / Maint / Mgmt: −$397
Net cashflow: $-156

Break-even live

Break-even rent $2,089

Max offer price $211,947

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-75	+0% $-156	+5% $-237	+10% $-318
Rent	-10% $-305	-5% $-231	+0% $-156	+5% $-81	+10% $-6
Rate	-1.0pp $-38	-0.5pp $-96	base $-156	+0.5pp $-217	+1.0pp $-278

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: $58,625
Closing costs: $7,035
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Property features AI

Finance

HOA & community: Annual association fee of $360Association fee includes grounds maintenance and management

Exterior

Parking: 2 garage spacesGarage door opener
Utilities: Public waterCommunity sewerCable available
Home design: Traditional styleTwo stories
Construction: Post-tension foundationComposition roof
Exterior features: LandscapedLevel lotExterior lighting

Interior

Kitchen: Kitchen islandDisposalDishwasherGas rangeMicrowaveGas stove connection
Flooring: CarpetLaminateTileWood
Bathrooms: 2 full bathrooms
Heating & cooling: Central heatingNatural gas heatingCentral airCeiling fans
Interior features: Double vanityHigh ceilingsVaried ceiling heightsDouble-pane windows
Laundry & utility: Electric dryer hookupWasher hookup

Listing history 50 events

2026-11-08

days on market $234,500 Active 16 DOM
2026-11-07

days on market $234,500 Active 15 DOM
2026-11-06

days on market $234,500 Active 14 DOM
2026-11-05

days on market $234,500 Active 13 DOM
2026-11-04

days on market $234,500 Active 12 DOM
2026-11-02

days on market $234,500 Active 10 DOM
2026-11-01

days on market $234,500 Active 9 DOM
2026-10-31

days on market $234,500 Active 8 DOM
2026-10-30

days on market $234,500 Active 7 DOM
2026-10-29

days on market $234,500 Active 6 DOM
2026-10-28

days on market $234,500 Active 5 DOM
2026-10-27

days on market $234,500 Active 4 DOM
2026-10-26

days on market $234,500 Active 3 DOM
2026-10-25

days on market $234,500 Active 2 DOM
2026-10-24

days on marketlisting id $234,500 Active 1 DOM
2026-10-23

days on market $234,500 Active 134 DOM
2026-10-22

days on market $234,500 Active 133 DOM
2026-10-21

days on market $234,500 Active 132 DOM
2026-10-20

days on market $234,500 Active 131 DOM
2026-10-19

days on market $234,500 Active 130 DOM
2026-10-18

days on market $234,500 Active 129 DOM
2026-10-17

days on market $234,500 Active 128 DOM
2026-10-16

days on market $234,500 Active 127 DOM
2026-10-15

days on market $234,500 Active 126 DOM
2026-10-14

days on market $234,500 Active 125 DOM
2026-10-13

days on market $234,500 Active 124 DOM
2026-10-12

days on market $234,500 Active 123 DOM
2026-10-11

days on market $234,500 Active 122 DOM
2026-10-10

days on market $234,500 Active 121 DOM
2026-10-09

days on market $234,500 Active 120 DOM
2026-10-08

days on market $234,500 Active 119 DOM
2026-10-07

days on market $234,500 Active 118 DOM
2026-10-06

days on market $234,500 Active 117 DOM
2026-10-05

days on market $234,500 Active 116 DOM
2026-10-04

days on market $234,500 Active 115 DOM
2026-10-04

days on market $234,500 Active 114 DOM
2026-10-02

days on market $234,500 Active 113 DOM
2026-10-01

days on market $234,500 Active 112 DOM
2026-09-30

days on market $234,500 Active 111 DOM
2026-09-29

days on market $234,500 Active 110 DOM
2026-09-28

days on market $234,500 Active 109 DOM
2026-09-27

days on market $234,500 Active 108 DOM
2026-09-26

days on market $234,500 Active 107 DOM
2026-09-25

days on market $234,500 Active 106 DOM
2026-09-24

price $234,500 Active 105 DOM

Show marketing remark (506 chars)

Come to Picard Farms, a peaceful subdivision surrounded by a country landscape, and view this spacious floor plan that is perfect for family living and entertaining. With a re-energized focus on quality, you will love that granite throughout is standard. Our industry-leading energy efficiency features are awesome. We go over and above the standard Louisiana warranty, offering a full 2-10 warranty on the home and up to 10-yr warranty coverage on the Carrier brand AC compressor. Contract Ready!JULY 2026
2026-09-24

days on market $235,500 Active 105 DOM

Show marketing remark (506 chars)

Come to Picard Farms, a peaceful subdivision surrounded by a country landscape, and view this spacious floor plan that is perfect for family living and entertaining. With a re-energized focus on quality, you will love that granite throughout is standard. Our industry-leading energy efficiency features are awesome. We go over and above the standard Louisiana warranty, offering a full 2-10 warranty on the home and up to 10-yr warranty coverage on the Carrier brand AC compressor. Contract Ready!JULY 2026
2026-09-24

days on market $235,500 Active 104 DOM

Show marketing remark (506 chars)

Come to Picard Farms, a peaceful subdivision surrounded by a country landscape, and view this spacious floor plan that is perfect for family living and entertaining. With a re-energized focus on quality, you will love that granite throughout is standard. Our industry-leading energy efficiency features are awesome. We go over and above the standard Louisiana warranty, offering a full 2-10 warranty on the home and up to 10-yr warranty coverage on the Carrier brand AC compressor. Contract Ready!JULY 2026
2026-09-22

days on market $235,500 Active 103 DOM
2026-09-21

days on market $235,500 Active 102 DOM
2026-09-20

days on market $235,500 Active 101 DOM

ⓘ 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 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income: $22,705
− Mortgage interest: −$13,136
− Property taxes: −$3,518
− Insurance: −$1,172
− Repairs & maintenance: −$1,816
− Management: −$1,816
− HOA: −$360
− Depreciation: −$6,822
Taxable loss: −$5,936

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,425
After-tax cash flow: $-446/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 · 2 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It features granite countertops, energy-efficient features, and a well-maintained exterior, making it a great investment.

Value-add opportunities

Both Granite countertops — Granite countertops are standard and add value to the home. ↑
Both Energy-efficient features — The energy-efficient features, such as the full 2-10 warranty and up to 10-year warranty coverage on the AC compressor, enhance the home's value. ↑
Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and attract more potential buyers or 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

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%
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
#304 Lumen Technologies Monroe $13.4B #312 CenturyLink Monroe $9.2B
Utilities	1	$12B
#235 Entergy New Orleans $11.7B
Wholesale / Distribution	1	$5B
#448 Pool Corporation Covington $5.3B
Advertising	1	$2B
#479 Lamar Advertising Baton Rouge $2.1B

Price history

+0.0% since first listed

11 events — show timeline

2026-09-24 Price Changed $234,500 AcadianaMLS
2026-09-15 Relisted — Zillow
2026-09-09 Relisted — AcadianaMLS
2026-08-11 Delisted — Zillow
2026-08-08 Pending — AcadianaMLS
2026-07-14 Listed $234,500 Zillow
2026-06-29 Relisted — AcadianaMLS
2026-06-29 Price Changed $235,500 AcadianaMLS
2026-06-09 Pending — AcadianaMLS
2026-04-17 Listed $234,500 ROAM MLS
2026-04-17 Listed $234,500 AcadianaMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…