Queensland III H Plan · Maurice, LA 70555

$249,990

4 bd · 2.5 ba · 1,738 sqft · SingleFamily · 712 Days on market

Good condition

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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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Queensland III H a beautifully designed 1,738 sq ft new home by DSLD Homes that blends comfort, efficiency, and modern style. As part of DSLD's exceptional collection of New Construction homes, this Energy Star Certified plan offers long-lasting quality, reduced utility costs, and thoughtfully planned spaces that elevate everyday living. The Queensland III H features an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas perfect for entertaining guests or keeping conversation flowing during family time. The kitchen and dining area include recessed canned lighting, enhancing the warm and welcoming atmosphere while providing excellent visibility for cooking and gathering. This spacious layout includes four bedrooms and two and a half bathrooms, offering flexibility for growing families, guests, or a dedicated home office. The primary suite is a private retreat that highlights a double master vanity, a luxurious master garden tub, a separate shower, and a generous walk-in master closet, giving you the comfort and space you deserve. The exterior showcases a durable and attractive combination of brick and siding, adding timeless curb appeal to your new home. A covered patio extends your living space outdoors, making it ideal for relaxing afternoons, grilling, or hosting weekend gatherings. Additional features like the convenient boot bench in the drop zone and a secure two-car garage add to the home's everyday functionality. Bui

Key facts

• Close to shopping
• 2 garage spots
• Listed 712 days

Tags

• CLOSE TO SHOPPING
• ENERGY-EFFICIENT FEATURES

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $246,508.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $17 ($200/yr) — positive.
• To cash-flow at today's rent, offer at most $249k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (12.9% below list).
• Recommended offer: $218k (12.9% 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.
• Market conditions: 248 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 34% 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

• It's been on market 712 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,748 (12.9% below list)

Questions for the listing agent

1. It's been on market 712 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (median comp): $246,508
• List price: $249,990
• Delta: 1.41%
• 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
116 Dawson Ave	0.12mi	4/2.5	1,833 (+6%)	1mo	$258,406	$141	85
409 Weaver Way	0.11mi	4/2.5	1,833 (+6%)	2mo	$255,405	$139	84
184 Weaver Way	0.16mi	4/2.5	1,833 (+6%)	0mo	$257,095	$140	83
106 Dawson Ave	0.12mi	4/2.0	1,641 (-6%)	0mo	$242,615	$148	83
108 Pierce Ln	0.05mi	4/2.0	1,875 (+8%)	2mo	$257,185	$137	81
121 Harper Dr	0.21mi	4/2.0	1,858 (+7%)	1mo	$258,936	$139	76
125 Dawson Ave	0.12mi	3/2.0 (-1)	1,629 (-6%)	2mo	$235,880	$145	76
114 Dawson Ave	0.12mi	3/2.0 (-1)	1,613 (-7%)	1mo	$236,175	$146	75
107 Pierce Ln	0.05mi	3/2.0 (-1)	1,538 (-12%)	1mo	$232,696	$151	71
110 Louis Private Ln	0.48mi	3/2.0 (-1)	1,729 (-0%)	2mo	$280,000	$162	68
102 Esson Dr	0.43mi	3/2.0 (-1)	1,616 (-7%)	1mo	$234,500	$145	60
98 Margaret Lucia Dr	0.69mi	4/2.0	1,885 (+8%)	2mo	$280,000	$149	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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-38,851
• Equity at exit: $36,755

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-32,332
• Equity at exit: $21,314

Cash invested: $69,022 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,293
• Tax est. 1.5%: −$308 /mo · $3,698/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $17

Break-even live

Break-even rent $2,156

Max offer price $246,508

Occupancy floor 94%

Sensitivity live

Price	-10% $187	-5% $102	+0% $17	+5% $-69	+10% $-154
Rent	-10% $-155	-5% $-69	+0% $17	+5% $103	+10% $189
Rate	-1.0pp $141	-0.5pp $79	base $17	+0.5pp $-47	+1.0pp $-112

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: $61,627
• Closing costs: $7,395
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	14d	1	0.17mi
108 Michael John Dr Maurice, LA	4.0	2.0	1961	$1,900	$0.97	45d	1	0.39mi
112 Melanie Rose Dr Unit NA Maurice, LA	4.0	2.0	2010	$1,995	$0.99	14d	1	0.42mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	45d	1	0.62mi
127 Allister Rd Maurice, LA	4.0	2.0	1803	$1,575	$0.87	45d	1	0.94mi

Listing history 17 events

1. 2026-06-18
   days on market $249,990 Active 712 DOM
2. 2026-06-17
   days on market $249,990 Active 711 DOM
3. 2026-06-16
   days on market $249,990 Active 710 DOM
4. 2026-06-15
   days on market $249,990 Active 709 DOM
5. 2026-06-14
   days on market $249,990 Active 707 DOM
6. 2026-06-13
   days on market $249,990 Active 706 DOM
7. 2026-06-10
   days on market $249,990 Active 704 DOM
8. 2026-06-09
   days on market $249,990 Active 703 DOM
9. 2026-06-08
   days on market $249,990 Active 702 DOM
10. 2026-06-07
    days on market $249,990 Active 701 DOM
11. 2026-06-03
    days on market $249,990 Active 697 DOM
12. 2026-06-02
    days on market $249,990 Active 696 DOM
13. 2026-06-01
    days on market $249,990 Active 695 DOM
14. 2026-05-31
    days on market $249,990 Active 694 DOM
15. 2026-05-30
    days on market $249,990 Active 693 DOM
16. 2025-04-01
    price $246,990 1496-char remark

    Show marketing remark (1496 chars)

    Discover the Queensland III H a beautifully designed 1,738 sq ft new home by DSLD Homes that blends comfort, efficiency, and modern style. As part of DSLD's exceptional collection of New Construction homes, this Energy Star Certified plan offers long-lasting quality, reduced utility costs, and thoughtfully planned spaces that elevate everyday living. The Queensland III H features an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas perfect for entertaining guests or keeping conversation flowing during family time. The kitchen and dining area include recessed canned lighting, enhancing the warm and welcoming atmosphere while providing excellent visibility for cooking and gathering. This spacious layout includes four bedrooms and two and a half bathrooms, offering flexibility for growing families, guests, or a dedicated home office. The primary suite is a private retreat that highlights a double master vanity, a luxurious master garden tub, a separate shower, and a generous walk-in master closet, giving you the comfort and space you deserve. The exterior showcases a durable and attractive combination of brick and siding, adding timeless curb appeal to your new home. A covered patio extends your living space outdoors, making it ideal for relaxing afternoons, grilling, or hosting weekend gatherings. Additional features like the convenient boot bench in the drop zone and a secure two-car garage add to the home's everyday functionality. Bui

17. 2024-07-06
    listed $244,990 Active 1496-char remark

    Show marketing remark (1496 chars)

    Discover the Queensland III H a beautifully designed 1,738 sq ft new home by DSLD Homes that blends comfort, efficiency, and modern style. As part of DSLD's exceptional collection of New Construction homes, this Energy Star Certified plan offers long-lasting quality, reduced utility costs, and thoughtfully planned spaces that elevate everyday living. The Queensland III H features an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas perfect for entertaining guests or keeping conversation flowing during family time. The kitchen and dining area include recessed canned lighting, enhancing the warm and welcoming atmosphere while providing excellent visibility for cooking and gathering. This spacious layout includes four bedrooms and two and a half bathrooms, offering flexibility for growing families, guests, or a dedicated home office. The primary suite is a private retreat that highlights a double master vanity, a luxurious master garden tub, a separate shower, and a generous walk-in master closet, giving you the comfort and space you deserve. The exterior showcases a durable and attractive combination of brick and siding, adding timeless curb appeal to your new home. A covered patio extends your living space outdoors, making it ideal for relaxing afternoons, grilling, or hosting weekend gatherings. Additional features like the convenient boot bench in the drop zone and a secure two-car garage add to the home's everyday functionality. Bui

ⓘ 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: $26,130
• − Mortgage interest: −$13,808
• − Property taxes: −$3,698
• − Insurance: −$1,233
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$7,171
• Taxable loss: −$3,961
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $1,150/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

Good 75/100 None rehab

This move-in-ready home offers a good condition with no visible repairs needed. It has a good curb appeal and interior condition, making it a solid investment with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New lighting fixtures — Enhances ambiance and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances ambiance and energy efficiency ↑

ⓘ 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

• 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

+0.8% since first listed

2 events — show timeline

• 2025-04-01 Price Changed $246,990 Zillow
• 2024-07-06 Listed $244,990 Zillow