Liberty V G Plan · Maurice, LA 70555

$234,990

3 bd · 2.0 ba · 1,649 sqft · SingleFamily · 947 Days on market

Poor condition

---

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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Brick & Siding Exterior - Covered Rear Patio - Two Car Garage - Open Floor Plan - Three Bedrooms, Two Bathrooms - Recessed Can Lighting in Kitchen - Computer Nook - Double Master Vanity - Separate Master Shower - Walk-In Master Closet

Key facts

• 2 garage spots
• Listed 947 days

🏗️ New construction. The $234,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $229,712.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $62 ($739/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (11.2% below list).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 33% 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 947 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,791 (12.0% below list)

Questions for the listing agent

1. It's been on market 947 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $229,712
• List price: $234,990
• Delta: 2.30%
• 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
7375 Alley Oak Ln	0.15mi	3/2.0	1,649 (0%)	1mo	$237,470	$144	92
7403 Alley Oak Ln	0.15mi	3/2.0	1,649 (0%)	1mo	$246,132	$149	92
7411 Alley Oak Ln	0.15mi	3/2.0	1,649 (0%)	1mo	$246,726	$150	92
7389 Alley Oak Ln	0.15mi	3/2.0	1,649 (0%)	4mo	$238,080	$144	90
7410 Seven Oaks Cir	0.21mi	3/2.0	1,649 (0%)	3mo	$245,000	$149	88
7385 Alley Oak Ln	0.15mi	3/2.0	1,578 (-4%)	0mo	$234,425	$149	85
7399 Alley Oak Ln	0.15mi	3/2.0	1,490 (-10%)	4mo	$230,114	$154	74
7392 Alley Oak Ln	0.15mi	3/2.0	1,498 (-9%)	5mo	$230,835	$154	74
3415 Autumn Park Dr	0.00mi	4/2.0 (+1)	1,458 (-12%)	5mo	$229,235	$157	72
7386 Alley Oak Ln	0.15mi	3/2.0	1,422 (-14%)	1mo	$219,385	$154	69
7395 Alley Oak Ln	0.15mi	3/2.0	1,422 (-14%)	5mo	$219,825	$155	66
3512 Minvielle Blvd	0.41mi	4/3.0 (+1)	1,719 (+4%)	3mo	$280,000	$163	62

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-33,267
• Equity at exit: $34,251

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-23,788
• Equity at exit: $19,861

Cash invested: $64,319 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$1,205
• Tax est. 1.5%: −$287 /mo · $3,446/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $62

Break-even live

Break-even rent $2,009

Max offer price $229,712

Occupancy floor 92%

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: $57,428
• Closing costs: $6,891
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3408 Magnolia Lakes Blvd Maurice, LA	4.0	2.0	2098	$2,075	$0.99	44d	1	0.34mi
3504 Canebreak Mill Dr Maurice, LA	3.0–4.0	2.0	1502	$1,700	$1.13	13d	8	0.49mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	44d	1	1.06mi
224 Wild Cherry Ln Lafayette, LA	3.0	2.0	2212	$2,200	$0.99	13d	1	1.37mi
128 Rose Of Sharon Ln Lafayette, LA	4.0	3.0	2092	$2,100	$1.00	44d	1	1.37mi
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	13d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $234,990 Active 947 DOM
2. 2026-06-17
   days on market $234,990 Active 946 DOM
3. 2026-06-16
   days on market $234,990 Active 945 DOM
4. 2026-06-15
   days on market $234,990 Active 944 DOM
5. 2026-06-14
   days on market $234,990 Active 942 DOM
6. 2026-06-13
   days on market $234,990 Active 941 DOM
7. 2026-06-10
   days on market $234,990 Active 939 DOM
8. 2026-06-09
   days on market $234,990 Active 938 DOM
9. 2026-06-08
   days on market $234,990 Active 937 DOM
10. 2026-06-07
    days on market $234,990 Active 936 DOM
11. 2026-06-03
    days on market $234,990 Active 932 DOM
12. 2026-06-02
    days on market $234,990 Active 931 DOM
13. 2026-06-01
    days on market $234,990 Active 930 DOM
14. 2026-05-31
    days on market $234,990 Active 929 DOM
15. 2026-05-30
    days on market $234,990 Active 928 DOM
16. 2025-04-01
    price $234,990 242-char remark

    Show marketing remark (242 chars)

    - Brick & Siding Exterior - Covered Rear Patio - Two Car Garage - Open Floor Plan - Three Bedrooms, Two Bathrooms - Recessed Can Lighting in Kitchen - Computer Nook - Double Master Vanity - Separate Master Shower - Walk-In Master Closet

17. 2024-05-10
    price $232,990 242-char remark

    Show marketing remark (242 chars)

    - Brick & Siding Exterior - Covered Rear Patio - Two Car Garage - Open Floor Plan - Three Bedrooms, Two Bathrooms - Recessed Can Lighting in Kitchen - Computer Nook - Double Master Vanity - Separate Master Shower - Walk-In Master Closet

18. 2024-04-09
    price $229,990 242-char remark

    Show marketing remark (242 chars)

    - Brick & Siding Exterior - Covered Rear Patio - Two Car Garage - Open Floor Plan - Three Bedrooms, Two Bathrooms - Recessed Can Lighting in Kitchen - Computer Nook - Double Master Vanity - Separate Master Shower - Walk-In Master Closet

19. 2024-01-15
    price $227,990 242-char remark

    Show marketing remark (242 chars)

    - Brick & Siding Exterior - Covered Rear Patio - Two Car Garage - Open Floor Plan - Three Bedrooms, Two Bathrooms - Recessed Can Lighting in Kitchen - Computer Nook - Double Master Vanity - Separate Master Shower - Walk-In Master Closet

20. 2023-11-15
    listed $226,990 Active 242-char remark

    Show marketing remark (242 chars)

    - Brick & Siding Exterior - Covered Rear Patio - Two Car Garage - Open Floor Plan - Three Bedrooms, Two Bathrooms - Recessed Can Lighting in Kitchen - Computer Nook - Double Master Vanity - Separate Master Shower - Walk-In Master Closet

ⓘ 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: $25,050
• − Mortgage interest: −$12,867
• − Property taxes: −$3,446
• − Insurance: −$1,149
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$6,683
• Taxable loss: −$3,103
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $1,484/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 · 3 photos

Poor 20/100 Extensive rehab

The property is in the early stages of construction and requires extensive work to be move-in ready. Once completed, it will be a new build with a modern design and energy-efficient features, suitable for both resale and rental.

Value-add opportunities

• Both Complete construction and landscaping — The property is in the early stages of construction, and once completed, it will be move-in ready with a finished exterior and landscaping.
• Resale Install modern kitchen appliances — A modern kitchen with updated appliances will attract more buyers and increase the resale value.
• Resale Install modern bathroom fixtures — Modern bathroom fixtures will enhance the home's appeal and increase its resale value.
• Resale Paint interior walls and trim — Fresh paint will make the interior look new and attract more buyers.
• Resale Install new flooring — New flooring will improve the home's appearance and increase its resale value.
• Rental Install energy-efficient HVAC system — An energy-efficient HVAC system will reduce utility costs and attract more renters.
• Both Landscaping and curb appeal improvements — A well-maintained landscape and curb appeal will enhance the home's appeal and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Complete construction and landscaping — The property is in the early stages of construction, and once completed, it will be move-in ready with a finished exterior and landscaping. ↑
• Resale Install modern kitchen appliances — A modern kitchen with updated appliances will attract more buyers and increase the resale value. ↑
• Resale Install modern bathroom fixtures — Modern bathroom fixtures will enhance the home's appeal and increase its resale value. ↑
• Resale Paint interior walls and trim — Fresh paint will make the interior look new and attract more buyers. ↑
• Resale Install new flooring — New flooring will improve the home's appearance and increase its resale value. ↑
• Rental Install energy-efficient HVAC system — An energy-efficient HVAC system will reduce utility costs and attract more renters. ↑
• Both Landscaping and curb appeal improvements — A well-maintained landscape and curb appeal will enhance the home's appeal and increase its value for both resale and rental purposes. ↑

ⓘ 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

+3.5% since first listed

5 events — show timeline

• 2025-04-01 Price Changed $234,990 Zillow
• 2024-05-10 Price Changed $232,990 Zillow
• 2024-04-09 Price Changed $229,990 Zillow
• 2024-01-15 Price Changed $227,990 Zillow
• 2023-11-15 Listed $226,990 Zillow