128 Dawson Ave · Maurice, LA 70555

$235,275

3 bd · 2.0 ba · 1,538 sqft · SingleFamily · 30 Days on market

Built 2026 Excellent condition 6,098 sqft lot $32/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 +13.5/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 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. * WATERFRONT CUL-DE-SAC LOT! The CARLTON IV H offers a 3 bedroom, 2 full bath open floor plan. This NEW home includes upgraded quartz counters, cabinet package, undermount vanity sinks, stainless steel appliances & luxury vinyl plank flooring added in primary bedroom. Special features include: kitchen island, vinyl plank flooring in living room & all wet areas, undermount kitchen sink, garden tub, separate shower & large walk-in closet in primary bedroom, smart connect Wi-Fi thermostat, structured wiring panel box, covered patio & more!

Key facts

• New construction
• Kitchen island
• Garden tub

Tags

• WATERFRONT CUL-DE-SAC LOT
• NEW CONSTRUCTION
• UPGRADED QUARTZ COUNTERS
• KITCHEN ISLAND
• UNDERMOUNT KITCHEN SINK
• GARDEN TUB

Property features AI

Finance

• HOA & community: Community association with annual fee of $380; Association covers accounting and insurance; Community management provided

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; 2-car garage
• Utilities: Public sewer; Electric service: Entergy
• Home design: Single family residence; Under construction
• Construction: Brick veneer and vinyl siding over frame construction; Composition roof
• Exterior features: Exterior lighting; Pond waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric stove/oven
• 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; Double vanity; Kitchen island; Separate shower; Walk-in closet(s); Dining room; Kitchen; Living room; Quartz counters
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $235,275 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $227,624.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $6 ($77/yr) — positive.
• To cash-flow at today's rent, offer at most $229k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (13.3% below list).
• Recommended offer: $204k (13.3% 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: 249 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 32% 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 30 days — a 2% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 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 $203,980 (13.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $227,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Dawson Ave	0.02mi	3/2.0	1,538 (0%)	3mo	$236,576	$154	97
107 Pierce Ln	0.09mi	3/2.0	1,538 (0%)	1mo	$232,696	$151	95
114 Dawson Ave	0.02mi	3/2.0	1,613 (+5%)	1mo	$236,175	$146	90
125 Dawson Ave	0.04mi	3/2.0	1,629 (+6%)	2mo	$235,880	$145	87
127 Pierce Ln	0.09mi	3/2.0	1,601 (+4%)	4mo	$234,335	$146	85
106 Dawson Ave	0.02mi	4/2.0 (+1)	1,641 (+7%)	0mo	$242,615	$148	83
103 Harper Dr	0.11mi	3/2.0	1,689 (+10%)	3mo	$242,425	$144	76
102 Esson Dr	0.53mi	3/2.0	1,616 (+5%)	1mo	$234,500	$145	66
7386 Longleaf Vista Cir	0.29mi	3/2.0	1,363 (-11%)	5mo	$212,360	$156	63
134 Rue Des Cannes	0.71mi	3/2.0	1,545 (+0%)	4mo	$232,500	$150	63
149 Micah Edward Dr	0.62mi	3/2.0	1,642 (+7%)	3mo	$243,000	$148	57
110 Louis Private Ln	0.60mi	3/2.0	1,729 (+12%)	2mo	$280,000	$162	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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-36,428
• Equity at exit: $33,939

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-30,992
• Equity at exit: $19,681

Cash invested: $63,735 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$1,194
• Tax est. 1.5%: −$285 /mo · $3,414/yr
• Insurance: −$95
• HOA: −$32
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $6

Break-even live

Break-even rent $2,032

Max offer price $227,624

Occupancy floor 95%

Sensitivity live

Price	-10% $164	-5% $85	+0% $6	+5% $-72	+10% $-151
Rent	-10% $-155	-5% $-74	+0% $6	+5% $87	+10% $168
Rate	-1.0pp $121	-0.5pp $64	base $6	+0.5pp $-53	+1.0pp $-113

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: $56,906
• Closing costs: $6,829
• 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	15d	1	0.11mi
108 Michael John Dr Maurice, LA	4.0	2.0	1961	$1,900	$0.97	45d	1	0.34mi
112 Melanie Rose Dr Unit NA Maurice, LA	4.0	2.0	2010	$1,995	$0.99	15d	1	0.35mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	45d	1	0.66mi
127 Allister Rd Maurice, LA	4.0	2.0	1803	$1,575	$0.87	45d	1	0.89mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: waterinternet

Listing history 18 events

1. 2026-06-22
   days on market $235,275 Active 30 DOM
2. 2026-06-18
   days on market $235,275 Active 27 DOM
3. 2026-06-17
   days on market $235,275 Active 26 DOM
4. 2026-06-16
   days on market $235,275 Active 25 DOM
5. 2026-06-15
   days on market $235,275 Active 24 DOM
6. 2026-06-14
   days on market $235,275 Active 22 DOM
7. 2026-06-13
   days on market $235,275 Active 21 DOM
8. 2026-06-10
   days on market $235,275 Active 19 DOM
9. 2026-06-09
   days on market $235,275 Active 18 DOM
10. 2026-06-08
    days on market $235,275 Active 17 DOM
11. 2026-06-07
    days on market $235,275 Active 16 DOM
12. 2026-06-03
    days on market $235,275 Active 12 DOM
13. 2026-06-02
    days on market $235,275 Active 11 DOM
14. 2026-06-01
    days on market $235,275 Active 10 DOM
15. 2026-05-31
    days on market $235,275 Active 9 DOM
16. 2026-05-30
    days on market $235,275 Active 8 DOM
17. 2026-05-22
    listed $235,275 Active 693-char remark

    Show marketing remark (693 chars)

    * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * WATERFRONT CUL-DE-SAC LOT! The CARLTON IV H offers a 3 bedroom, 2 full bath open floor plan. This NEW home includes upgraded quartz counters, cabinet package, undermount vanity sinks, stainless steel appliances & luxury vinyl plank flooring added in primary bedroom. Special features include: kitchen island, vinyl plank flooring in living room & all wet areas, undermount kitchen sink, garden tub, separate shower & large walk-in closet in primary bedroom, smart connect Wi-Fi thermostat, structured wiring panel box, covered patio & more!

18. 2026-05-22
    listed $235,275 Active

    Show marketing remark (693 chars)

    * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * WATERFRONT CUL-DE-SAC LOT! The CARLTON IV H offers a 3 bedroom, 2 full bath open floor plan. This NEW home includes upgraded quartz counters, cabinet package, undermount vanity sinks, stainless steel appliances & luxury vinyl plank flooring added in primary bedroom. Special features include: kitchen island, vinyl plank flooring in living room & all wet areas, undermount kitchen sink, garden tub, separate shower & large walk-in closet in primary bedroom, smart connect Wi-Fi thermostat, structured wiring panel box, covered patio & more!

ⓘ 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: $24,478
• − Mortgage interest: −$12,750
• − Property taxes: −$3,414
• − Insurance: −$1,138
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$384
• − Depreciation: −$6,622
• Taxable loss: −$3,748
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $976/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 · 9 photos

Excellent 100/100 None rehab

This new construction home is move-in ready with excellent condition and no repairs needed. It offers a good ROI with updates that can further increase its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Smart home integration — Improves convenience and adds value
• Both Smart security system — Enhances safety and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Smart home integration — Improves convenience and adds value ↑
• Both Smart security system — Enhances safety and adds value ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $235,275 Zillow
• 2026-05-22 Listed $235,275 AcadianaMLS