Dalton IV H Plan · Maurice, LA 70555

$234,990

3 bd · 2.0 ba · 1,629 sqft · SingleFamily · 907 Days on market

Fair 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 +11.1/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Dalton IV H by DSLD Homes offers an exceptional blend of comfort, style, and energy efficiency. With 1,629 square feet of living space and a total area of 2,194 square feet, this thoughtfully designed home features a highly functional open floor plan that seamlessly connects the living, dining, and kitchen areas. Ideal for families or those seeking extra space, this home includes three spacious bedrooms and two full bathrooms. The exterior of the home combines brick and siding to create a beautiful, low-maintenance façade that adds curb appeal and lasting durability. Inside, the master suite is designed to offer a serene retreat, with a double vanity, a relaxing garden tub, a separate master shower, and generous walk-in master closets. The heart of the home is the well-appointed kitchen, featuring recessed can lighting and a convenient walk-in pantry, making it both functional and stylish for everyday living and entertaining. Additional highlights of the Dalton IV H include a two-car garage for extra storage and convenience, as well as a covered rear patio - perfect for enjoying outdoor meals or relaxing after a long day. With its energy-efficient design, high-quality finishes, and thoughtful layout, the Dalton IV H offers an ideal living space that combines modern amenities with timeless appeal. Whether you're looking for more space, style, or savings, this home delivers it all.

Key facts

• 2 garage spots
• Listed 907 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 — $247,222.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (0.9% 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 907 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Recommended offer $203,790 (13.3% 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 907 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $247,222
• List price: $234,990
• Delta: -4.95%
• 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
125 Dawson Ave	0.19mi	3/2.0	1,629 (0%)	2mo	$235,880	$145	90
114 Dawson Ave	0.17mi	3/2.0	1,613 (-1%)	1mo	$236,175	$146	90
106 Dawson Ave	0.17mi	4/2.0 (+1)	1,641 (+1%)	0mo	$242,615	$148	85
107 Pierce Ln	0.15mi	3/2.0	1,538 (-6%)	1mo	$232,696	$151	83
117 Dawson Ave	0.17mi	3/2.0	1,538 (-6%)	3mo	$236,576	$154	80
102 Esson Dr	0.51mi	3/2.0	1,616 (-1%)	1mo	$234,500	$145	74
149 Micah Edward Dr	0.55mi	3/2.0	1,642 (+1%)	3mo	$243,000	$148	71
184 Weaver Way	0.10mi	4/2.5 (+1)	1,833 (+12%)	0mo	$257,095	$140	67
116 Dawson Ave	0.17mi	4/2.5 (+1)	1,833 (+12%)	1mo	$258,406	$141	63
110 Louis Private Ln	0.54mi	3/2.0	1,729 (+6%)	2mo	$280,000	$162	63
409 Weaver Way	0.22mi	4/2.5 (+1)	1,833 (+12%)	2mo	$255,405	$139	60
121 Harper Dr	0.27mi	4/2.0 (+1)	1,858 (+14%)	1mo	$258,936	$139	58

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-46,307
• Equity at exit: $36,862

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-48,280
• Equity at exit: $21,375

Cash invested: $69,222 (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: $2,038 high
• Mortgage (P&I): −$1,296
• Tax est. 1.5%: −$309 /mo · $3,708/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-99

Break-even live

Break-even rent $2,163

Max offer price $232,961

Occupancy floor 100%

Sensitivity live

Price	-10% $72	-5% $-13	+0% $-99	+5% $-184	+10% $-269
Rent	-10% $-260	-5% $-179	+0% $-99	+5% $-18	+10% $62
Rate	-1.0pp $26	-0.5pp $-36	base $-99	+0.5pp $-163	+1.0pp $-228

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: $61,805
• Closing costs: $7,417
• 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	0.12mi
108 Michael John Dr Maurice, LA	4.0	2.0	1961	$1,900	$0.97	45d	1	0.32mi
112 Melanie Rose Dr Unit NA Maurice, LA	4.0	2.0	2010	$1,995	$0.99	15d	1	0.36mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	45d	1	0.54mi
127 Allister Rd Maurice, LA	4.0	2.0	1803	$1,575	$0.87	45d	1	0.85mi

Listing history 18 events

1. 2026-06-22
   days on market $234,990 Active 907 DOM
2. 2026-06-18
   days on market $234,990 Active 904 DOM
3. 2026-06-17
   days on market $234,990 Active 903 DOM
4. 2026-06-16
   days on market $234,990 Active 902 DOM
5. 2026-06-15
   days on market $234,990 Active 901 DOM
6. 2026-06-14
   days on market $234,990 Active 899 DOM
7. 2026-06-13
   days on market $234,990 Active 898 DOM
8. 2026-06-10
   days on market $234,990 Active 896 DOM
9. 2026-06-09
   days on market $234,990 Active 895 DOM
10. 2026-06-08
    days on market $234,990 Active 894 DOM
11. 2026-06-07
    days on market $234,990 Active 893 DOM
12. 2026-06-03
    days on market $234,990 Active 889 DOM
13. 2026-06-02
    days on market $234,990 Active 888 DOM
14. 2026-06-01
    days on market $234,990 Active 887 DOM
15. 2026-05-31
    days on market $234,990 Active 886 DOM
16. 2026-05-30
    days on market $234,990 Active 885 DOM
17. 2025-04-01
    price $231,990 1413-char remark

    Show marketing remark (1413 chars)

    The Dalton IV H by DSLD Homes offers an exceptional blend of comfort, style, and energy efficiency. With 1,629 square feet of living space and a total area of 2,194 square feet, this thoughtfully designed home features a highly functional open floor plan that seamlessly connects the living, dining, and kitchen areas. Ideal for families or those seeking extra space, this home includes three spacious bedrooms and two full bathrooms. The exterior of the home combines brick and siding to create a beautiful, low-maintenance façade that adds curb appeal and lasting durability. Inside, the master suite is designed to offer a serene retreat, with a double vanity, a relaxing garden tub, a separate master shower, and generous walk-in master closets. The heart of the home is the well-appointed kitchen, featuring recessed can lighting and a convenient walk-in pantry, making it both functional and stylish for everyday living and entertaining. Additional highlights of the Dalton IV H include a two-car garage for extra storage and convenience, as well as a covered rear patio - perfect for enjoying outdoor meals or relaxing after a long day. With its energy-efficient design, high-quality finishes, and thoughtful layout, the Dalton IV H offers an ideal living space that combines modern amenities with timeless appeal. Whether you're looking for more space, style, or savings, this home delivers it all.

18. 2023-12-28
    listed $229,990 Active 1413-char remark

    Show marketing remark (1413 chars)

    The Dalton IV H by DSLD Homes offers an exceptional blend of comfort, style, and energy efficiency. With 1,629 square feet of living space and a total area of 2,194 square feet, this thoughtfully designed home features a highly functional open floor plan that seamlessly connects the living, dining, and kitchen areas. Ideal for families or those seeking extra space, this home includes three spacious bedrooms and two full bathrooms. The exterior of the home combines brick and siding to create a beautiful, low-maintenance façade that adds curb appeal and lasting durability. Inside, the master suite is designed to offer a serene retreat, with a double vanity, a relaxing garden tub, a separate master shower, and generous walk-in master closets. The heart of the home is the well-appointed kitchen, featuring recessed can lighting and a convenient walk-in pantry, making it both functional and stylish for everyday living and entertaining. Additional highlights of the Dalton IV H include a two-car garage for extra storage and convenience, as well as a covered rear patio - perfect for enjoying outdoor meals or relaxing after a long day. With its energy-efficient design, high-quality finishes, and thoughtful layout, the Dalton IV H offers an ideal living space that combines modern amenities with timeless appeal. Whether you're looking for more space, style, or savings, this home delivers it all.

ⓘ 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: $24,455
• − Mortgage interest: −$13,848
• − Property taxes: −$3,708
• − Insurance: −$1,236
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$7,192
• Taxable loss: −$5,443
• Est. tax savings @ 24.0%: +$1,306
• After-tax cash flow: $124/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

Fair 45/100 Moderate rehab

The home has a fair condition with some exterior repairs and maintenance needed. Painting and landscaping improvements can significantly enhance its value.

Repairs flagged

• Minor Landscaping — Overgrown areas need trimming
• Minor Fencing — Chain-link fence may need repair or replacement

Value-add opportunities

• Both Paint exterior — Fresh paint can improve curb appeal and value
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown areas need trimming	Minor	$500–3,000
Fencing · Chain-link fence may need repair or replacement	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract potential buyers ↑

ⓘ 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

+0.9% since first listed

2 events — show timeline

• 2025-04-01 Price Changed $231,990 Zillow
• 2023-12-28 Listed $229,990 Zillow