Fargo Plan · Maurice, LA 70555

$238,500

4 bd · 2.0 ba · 1,704 sqft · SingleFamily · 1011 Days on market

Excellent 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +5.8/10.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Fargo plan, located at the charming Picard Farms community in Maurice, Louisiana. The Fargo is one of our popular one-story floor plans. With this 4-bedroom, 2-bathroom home, you will explore over 1,700 square feet of spacious living, perfect for any family or individual alike to enjoy comfortably. As you enter the Fargo, you will see the long main hallway leading you to the open living room and kitchen. Hardwood vinyl plank flooring throughout the main areas offer a sleek, low maintenance way to keep your floors looking great while soft carpet in the bedrooms keep your feet cozy. The kitchen and bathrooms feature granite countertops and modern shaker style cabinetry, a walk-in pantry, and a conveniently located island, ideal for your family and guests to enjoy meals together. The primary bedroom is located at the rear of the home for privacy and has its own ensuite bath featuring a spacious walk-in closet. Additionally, the home has 3 other bedrooms offering plenty of room to grow, office space or serve as bonus rooms. On the exterior of the Fargo, you will notice eye catching, aesthetic brick and 2 car garage with attic access, and space for extra storage. Each home comes with a covered patio to enjoy those pretty days outside, fully sodded yard and standard landscape package. Indulge in the ease of our included Smart Home Automation Technology, designed to bring everyday life right to your fingertips.

Key facts

• 2 garage spots
• Listed 1010 days

🏗️ New construction. The $238,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $281,986.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $238k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (16.0% below list).
• Recommended offer: $200k (16.0% 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: 300 active listings in the ZIP; 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 $8k 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 1011 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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 $200,398 (16.0% 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. It's been on market 1011 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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: 0.71% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.56%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $281,986
• List price: $238,500
• Delta: -15.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Lilian Ln	0.28mi	4/2.0	1,684 (-1%)	2mo	$285,600	$170	84
9389 Garrett Rd	0.20mi	4/2.0	1,836 (+8%)	0mo	$242,500	$132	78
9391 Garrett Rd	0.20mi	3/2.0 (-1)	1,613 (-5%)	0mo	$237,000	$147	77
201 Carreras Ln	0.29mi	3/2.0 (-1)	1,719 (+1%)	5mo	$287,000	$167	76
113 Lilian Ln	0.28mi	3/2.0 (-1)	1,639 (-4%)	0mo	$284,700	$174	75
9390 Garrett Rd	0.15mi	4/2.0	1,874 (+10%)	4mo	$250,500	$134	73
9385 Garrett Rd	0.20mi	4/2.0	1,874 (+10%)	4mo	$250,500	$134	71
112 Lilian Ln	0.27mi	4/2.0	1,873 (+10%)	4mo	$304,500	$163	68
106 Carreras Ln	0.35mi	3/2.0 (-1)	1,531 (-10%)	4mo	$256,999	$168	59
114 Lilian Ln	0.26mi	3/2.0 (-1)	1,915 (+12%)	4mo	$308,200	$161	59
204 Crest Cove Dr	0.68mi	3/2.0 (-1)	1,616 (-5%)	0mo	$230,000	$142	54
9410 Garrett Rd	0.35mi	3/2.0 (-1)	1,456 (-15%)	3mo	$210,000	$144	52

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: -25.8%
• Equity multiple: 0.13×
• Total profit: $-68,949
• Equity at exit: $42,045

10-year hold

• IRR: -22.3%
• Equity multiple: -0.14×
• Total profit: $-89,900
• Equity at exit: $24,381

Cash invested: $78,956 (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: 54 active · 15 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $265,950 ($162/sqft)
• Median days on market: 157 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: +1.9% 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: 300
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,004 medium
• Mortgage (P&I): −$1,479
• Tax est. 1.5%: −$352 /mo · $4,230/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-366

Break-even live

Break-even rent $2,467

Max offer price $229,083

Occupancy floor —

Sensitivity live

Price	-10% $-171	-5% $-268	+0% $-366	+5% $-463	+10% $-560
Rent	-10% $-524	-5% $-445	+0% $-366	+5% $-286	+10% $-207
Rate	-1.0pp $-224	-0.5pp $-294	base $-366	+0.5pp $-439	+1.0pp $-513

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: $70,496
• Closing costs: $8,460
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $238,500 Active 1011 DOM
2. 2026-08-07
   days on market $238,500 Active 1010 DOM
3. 2026-08-06
   days on market $238,500 Active 1009 DOM
4. 2026-08-05
   days on market $238,500 Active 1008 DOM
5. 2026-08-04
   days on market $238,500 Active 1007 DOM
6. 2026-08-03
   days on market $238,500 Active 1006 DOM
7. 2026-07-31
   days on market $238,500 Active 1003 DOM
8. 2026-07-29
   days on market $238,500 Active 1001 DOM
9. 2026-07-27
   days on market $238,500 Active 999 DOM
10. 2026-07-25
    days on market $238,500 Active 997 DOM
11. 2026-07-24
    days on market $238,500 Active 996 DOM
12. 2026-07-23
    days on market $238,500 Active 995 DOM
13. 2026-07-22
    days on market $238,500 Active 994 DOM
14. 2026-07-21
    days on market $238,500 Active 993 DOM
15. 2026-07-18
    days on market $238,500 Active 990 DOM
16. 2026-07-16
    days on market $238,500 Active 988 DOM
17. 2026-07-16
    days on market $238,500 Active 987 DOM
18. 2026-07-14
    days on market $238,500 Active 986 DOM
19. 2026-07-13
    days on market $238,500 Active 985 DOM
20. 2026-07-12
    days on market $238,500 Active 984 DOM
21. 2026-07-11
    days on market $238,500 Active 983 DOM
22. 2026-07-10
    days on market $238,500 Active 982 DOM
23. 2026-07-09
    days on market $238,500 Active 981 DOM
24. 2026-07-08
    days on market $238,500 Active 980 DOM
25. 2026-07-07
    days on market $238,500 Active 979 DOM
26. 2026-07-06
    days on market $238,500 Active 978 DOM
27. 2026-07-05
    days on market $238,500 Active 977 DOM
28. 2026-07-04
    days on market $238,500 Active 976 DOM
29. 2026-07-03
    days on market $238,500 Active 975 DOM
30. 2026-07-02
    days on market $238,500 Active 974 DOM
31. 2026-07-01
    days on market $238,500 Active 973 DOM
32. 2026-06-30
    days on market $238,500 Active 972 DOM
33. 2026-06-29
    days on market $238,500 Active 971 DOM
34. 2026-06-28
    days on market $238,500 Active 970 DOM
35. 2026-06-28
    days on market $238,500 Active 969 DOM
36. 2026-06-27
    days on market $238,500 Active 968 DOM
37. 2026-06-25
    days on market $238,500 Active 966 DOM
38. 2026-06-23
    days on market $238,500 Active 964 DOM
39. 2026-06-22
    days on market $238,500 Active 963 DOM
40. 2026-06-18
    days on market $238,500 Active 960 DOM
41. 2026-06-17
    days on market $238,500 Active 959 DOM
42. 2026-06-16
    days on market $238,500 Active 958 DOM
43. 2026-06-15
    days on market $238,500 Active 957 DOM
44. 2026-06-14
    days on market $238,500 Active 955 DOM
45. 2026-06-13
    days on market $238,500 Active 954 DOM
46. 2026-06-10
    days on market $238,500 Active 952 DOM
47. 2026-06-09
    days on market $238,500 Active 951 DOM
48. 2026-06-08
    days on market $238,500 Active 950 DOM
49. 2026-06-07
    days on market $238,500 Active 949 DOM
50. 2026-06-03
    days on market $238,500 Active 945 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: $24,048
• − Mortgage interest: −$15,796
• − Property taxes: −$4,230
• − Insurance: −$1,410
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$8,203
• Taxable loss: −$9,438
• Est. tax savings @ 24.0%: +$2,265
• After-tax cash flow: $-2,122/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 · 12 photos

Excellent 100/100 None rehab

This Fargo plan home in Maurice, Louisiana, is in excellent condition with no visible repairs needed. It offers a spacious layout, modern finishes, and a well-maintained exterior, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and market value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/tenants. ↑

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

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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%

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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%

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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

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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 events — show timeline

• 2024-01-04 Relisted — Zillow
• 2024-01-03 Delisted — Zillow
• 2023-11-01 Listed $238,500 Zillow