Creswell IV G Plan · Maurice, LA 70555

$210,990

3 bd · 2.0 ba · 1,321 sqft · SingleFamily · 559 Days on market

Good 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 +13.5/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of affordability, efficiency, and modern comfort with the Creswell IV G by DSLD Homes. This thoughtfully designed home features 1,321 square feet of living space and a total area of 1,819 square feet, making it an ideal choice for first-time buyers, small families, or anyone looking to right-size into a stylish, low-maintenance home. Enjoy the benefits of a smart open floor plan that maximizes every square foot, creating a seamless flow between the kitchen, living, and dining areas-perfect for both entertaining and everyday living. The kitchen features canned lighting, adding both functionality and a sleek modern look. This three-bedroom, two-bathroom layout is designed with comfort in mind. The owner's suite offers a peaceful retreat with a spacious walk-in closet, providing plenty of storage and privacy. The brick and siding exterior adds timeless curb appeal while offering durable, low-maintenance living. A two-car garage provides practical storage and parking solutions for busy lifestyles. As with all DSLD Homes, the Creswell IV G is built with energy-efficient materials and systems, helping you save on utilities while reducing your environmental footprint. Whether you're starting out, downsizing, or simply seeking a cozy, efficient home with quality finishes, the Creswell IV G delivers everything you need-wrapped in a stylish, well-built package.

Key facts

• Open floor plan
• Canned lighting
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• CANNED LIGHTING
• WALK-IN MASTER CLOSET

🏗️ New construction. The $210,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $231,118.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $7 ($78/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 $203k (3.8% below list).
• Recommended offer: $186k (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.
• 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 559 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Recommended offer $185,671 (12.0% below list)

Questions for the listing agent

1. It's been on market 559 days. Have you received any prior offers? Is the seller open to a 12% 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: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $231,118
• List price: $210,990
• Delta: -8.71%
• 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
7382 Alley Oak Ln	0.18mi	3/2.0	1,321 (0%)	3mo	$211,209	$160	89
7412 Alley Oak Ln	0.14mi	3/2.0	1,357 (+3%)	1mo	$216,365	$159	88
7388 Alley Oak Ln	0.15mi	3/2.0	1,363 (+3%)	3mo	$213,669	$157	85
7381 Alley Oak Ln	0.19mi	3/2.0	1,363 (+3%)	1mo	$213,239	$156	85
7408 Alley Oak Ln	0.15mi	3/2.0	1,394 (+6%)	3mo	$217,009	$156	81
7383 Alley Oak Ln	0.19mi	3/2.0	1,422 (+8%)	2mo	$219,576	$154	77
7402 Alley Oak Ln	0.16mi	3/2.0	1,490 (+13%)	1mo	$232,126	$156	70
3307 Myrtle St	0.29mi	3/2.0	1,192 (-10%)	3mo	$205,215	$172	68
7389 Longleaf Vista Cir	0.23mi	3/2.0	1,498 (+13%)	2mo	$232,685	$155	66
3315 Myrtle St	0.29mi	3/2.0	1,482 (+12%)	2mo	$230,601	$156	65
3316 Myrtle St	0.26mi	3/2.0	1,498 (+13%)	2mo	$231,690	$155	64
3055 Paddlewheel Rd	0.75mi	3/2.0	1,440 (+9%)	1mo	$195,000	$135	49

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: $-37,004
• Equity at exit: $34,461

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-31,562
• Equity at exit: $19,983

Cash invested: $64,713 (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: 28 active · 23 under contract
• Months of supply: 7.6 mo (13%/mo absorbed)
• Median asking: $229,995 ($154/sqft)
• Median days on market: 385 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: +13.3% above 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: 8.7×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$1,212
• Tax est. 1.5%: −$289 /mo · $3,467/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $7

Break-even live

Break-even rent $2,022

Max offer price $231,118

Occupancy floor 95%

Sensitivity live

Price	-10% $166	-5% $86	+0% $7	+5% $-73	+10% $-153
Rent	-10% $-154	-5% $-74	+0% $7	+5% $87	+10% $167
Rate	-1.0pp $123	-0.5pp $65	base $7	+0.5pp $-53	+1.0pp $-114

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: $57,780
• Closing costs: $6,934
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3413 Autumn Park Dr Maurice, LA	4.0	2.0	1600	$1,995	$1.25	12d	1	0.02mi
3413 Autumn Park Dr Maurice, LA	4.0	2.0	1600	$1,995	$1.25	10d	1	0.02mi
7383 Alley Oak Ln Maurice, LA	3.0	2.0	1422	$1,800	$1.27	44d	1	0.18mi
7382 Alley Oak Ln Maurice, LA	3.0	2.0	1321	$1,800	$1.36	10d	1	0.23mi
3504 Canebreak Mill Dr Maurice, LA	3.0–4.0	2.0	1661	$1,900	$1.14	0d	2	0.49mi
8552 Cat Rd Unit A Maurice, LA	3.0	2.0	1324	$1,650	$1.25	51d	1	1.06mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	184d	1	1.06mi
114 Pierce Ln Maurice, LA	4.0	2.5	1833	$2,200	$1.20	10d	1	1.41mi
114 Pierce Ln Maurice, LA	4.0	3.0	1833	$2,200	$1.20	1d	1	1.43mi
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	154d	1	1.49mi

Listing history 50 events

1. 2026-11-08
   days on market $210,990 Active 559 DOM
2. 2026-11-07
   days on market $210,990 Active 558 DOM
3. 2026-11-06
   days on market $210,990 Active 557 DOM
4. 2026-11-05
   days on market $210,990 Active 556 DOM
5. 2026-11-04
   days on market $210,990 Active 555 DOM
6. 2026-11-02
   days on market $210,990 Active 553 DOM
7. 2026-11-01
   days on market $210,990 Active 552 DOM
8. 2026-10-31
   days on market $210,990 Active 551 DOM
9. 2026-10-30
   days on market $210,990 Active 550 DOM
10. 2026-10-29
    days on market $210,990 Active 549 DOM
11. 2026-10-28
    days on market $210,990 Active 548 DOM
12. 2026-10-27
    days on market $210,990 Active 547 DOM
13. 2026-10-26
    days on market $210,990 Active 546 DOM
14. 2026-10-25
    days on market $210,990 Active 545 DOM
15. 2026-10-24
    days on market $210,990 Active 544 DOM
16. 2026-10-23
    days on market $210,990 Active 543 DOM
17. 2026-10-22
    days on market $210,990 Active 542 DOM
18. 2026-10-21
    days on market $210,990 Active 541 DOM
19. 2026-10-20
    days on market $210,990 Active 540 DOM
20. 2026-10-19
    days on market $210,990 Active 539 DOM
21. 2026-10-18
    days on market $210,990 Active 538 DOM
22. 2026-10-17
    days on market $210,990 Active 537 DOM
23. 2026-10-16
    days on market $210,990 Active 536 DOM
24. 2026-10-15
    days on market $210,990 Active 535 DOM
25. 2026-10-14
    days on market $210,990 Active 534 DOM
26. 2026-10-13
    days on market $210,990 Active 533 DOM
27. 2026-10-12
    days on market $210,990 Active 532 DOM
28. 2026-10-11
    days on market $210,990 Active 531 DOM
29. 2026-10-10
    days on market $210,990 Active 530 DOM
30. 2026-10-09
    days on market $210,990 Active 529 DOM
31. 2026-10-08
    days on market $210,990 Active 528 DOM
32. 2026-10-07
    days on market $210,990 Active 527 DOM
33. 2026-10-06
    days on market $210,990 Active 526 DOM
34. 2026-10-05
    days on market $210,990 Active 525 DOM
35. 2026-10-04
    days on market $210,990 Active 524 DOM
36. 2026-10-04
    days on market $210,990 Active 523 DOM
37. 2026-10-02
    days on market $210,990 Active 522 DOM
38. 2026-10-01
    days on market $210,990 Active 521 DOM
39. 2026-09-30
    days on market $210,990 Active 520 DOM
40. 2026-09-29
    days on market $210,990 Active 519 DOM
41. 2026-09-28
    days on market $210,990 Active 518 DOM
42. 2026-09-27
    days on market $210,990 Active 517 DOM
43. 2026-09-26
    days on market $210,990 Active 516 DOM
44. 2026-09-25
    days on market $210,990 Active 515 DOM
45. 2026-09-24
    days on market $210,990 Active 514 DOM
46. 2026-09-24
    days on market $210,990 Active 513 DOM
47. 2026-09-22
    days on market $210,990 Active 512 DOM
48. 2026-09-21
    days on market $210,990 Active 511 DOM
49. 2026-09-20
    days on market $210,990 Active 510 DOM
50. 2026-09-18
    days on market $210,990 Active 508 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: $24,361
• − Mortgage interest: −$12,946
• − Property taxes: −$3,467
• − Insurance: −$1,156
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$6,723
• Taxable loss: −$3,829
• Est. tax savings @ 24.0%: +$919
• After-tax cash flow: $997/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

Good 80/100 Cosmetic rehab Est. rehab $6,605–$19,815 screening

The home appears to be in good condition with a well-maintained exterior and interior. It is a good candidate for cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance the curb appeal and value of the home. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers. ↑
• Resale Interior updates — Updating the interior can make the home more appealing to potential buyers and increase its resale value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

• 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
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

1 event — show timeline

• 2025-04-28 Listed $208,990 Zillow