Fletcher V G Plan · Maurice, LA 70555

$231,990

3 bd · 2.0 ba · 1,578 sqft · SingleFamily · 950 Days on market

Poor 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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• 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

Experience the perfect blend of comfort, style, and energy efficiency with the Fletcher V G floor plan by DSLD Homes. This well-designed home offers 1,578 square feet of living space and a total area of 2,183 square feet, providing plenty of room for families or individuals who value modern, functional living. With its energy-efficient features and practical layout, this home is an excellent choice for those seeking a balance of sustainability and everyday comfort. The Fletcher V G boasts three spacious bedrooms and two full bathrooms, making it ideal for a variety of lifestyles. The open-concept floor plan allows for effortless flow between the kitchen, dining, and living areas, creating a welcoming environment for both relaxation and entertaining. The master suite serves as a private sanctuary, complete with a double vanity, garden tub, separate shower, and a generous walk-in closet for added convenience. The kitchen is beautifully designed with recessed can lighting, enhancing the overall ambiance and creating the perfect space for meal preparation and entertaining. On the exterior, the combination of brick and siding offers both aesthetic appeal and long-lasting durability. The covered patio provides an ideal space for outdoor relaxation, whether you're unwinding after a busy day or hosting friends and family. The two-car garage offers ample storage space and adds to the home's functionality. As with all DSLD Homes, the Fletcher V G is built with energy efficiency in

Key facts

• 2 garage spots
• Listed 950 days

🏗️ New construction. The $231,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $230,443.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $52 ($623/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 $208k (10.3% below list).
• Recommended offer: $204k (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: 249 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 950 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,151 (12.0% below list)

Questions for the listing agent

1. It's been on market 950 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: 0.90% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $230,443
• List price: $231,990
• Delta: 0.67%
• 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
7385 Alley Oak Ln	0.15mi	3/2.0	1,578 (0%)	1mo	$234,425	$149	92
7375 Alley Oak Ln	0.15mi	3/2.0	1,649 (+4%)	1mo	$237,470	$144	85
7403 Alley Oak Ln	0.15mi	3/2.0	1,649 (+4%)	1mo	$246,132	$149	85
7411 Alley Oak Ln	0.15mi	3/2.0	1,649 (+4%)	1mo	$246,726	$150	84
7389 Alley Oak Ln	0.15mi	3/2.0	1,649 (+4%)	4mo	$238,080	$144	82
7399 Alley Oak Ln	0.15mi	3/2.0	1,490 (-6%)	4mo	$230,114	$154	81
7392 Alley Oak Ln	0.15mi	3/2.0	1,498 (-5%)	5mo	$230,835	$154	80
7410 Seven Oaks Cir	0.21mi	3/2.0	1,649 (+4%)	3mo	$245,000	$149	80
7386 Alley Oak Ln	0.15mi	3/2.0	1,422 (-10%)	1mo	$219,385	$154	76
7393 Alley Oak Ln	0.16mi	3/2.0	1,394 (-12%)	1mo	$216,521	$155	72
3306 Myrtle St	0.29mi	3/2.0	1,363 (-14%)	4mo	$215,152	$158	60
3512 Minvielle Blvd	0.41mi	4/3.0 (+1)	1,719 (+9%)	3mo	$280,000	$163	54

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-34,004
• Equity at exit: $34,360

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-25,224
• Equity at exit: $19,924

Cash invested: $64,524 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$1,208
• Tax est. 1.5%: −$288 /mo · $3,457/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $52

Break-even live

Break-even rent $2,016

Max offer price $230,443

Occupancy floor 93%

Sensitivity live

Price	-10% $211	-5% $132	+0% $52	+5% $-28	+10% $-107
Rent	-10% $-113	-5% $-30	+0% $52	+5% $134	+10% $216
Rate	-1.0pp $168	-0.5pp $111	base $52	+0.5pp $-8	+1.0pp $-69

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: $57,611
• Closing costs: $6,913
• 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	45d	1	0.34mi
3504 Canebreak Mill Dr Maurice, LA	3.0–4.0	2.0	1502	$1,700	$1.13	15d	8	0.49mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	45d	1	1.06mi
224 Wild Cherry Ln Lafayette, LA	3.0	2.0	2212	$2,200	$0.99	15d	1	1.37mi
128 Rose Of Sharon Ln Lafayette, LA	4.0	3.0	2092	$2,100	$1.00	46d	1	1.37mi
222 Weaver Way Maurice, LA	3.0	2.0	1538	$1,850	$1.20	15d	1	1.49mi

Listing history 21 events

1. 2026-06-22
   days on market $231,990 Active 950 DOM
2. 2026-06-18
   days on market $231,990 Active 947 DOM
3. 2026-06-17
   days on market $231,990 Active 946 DOM
4. 2026-06-16
   days on market $231,990 Active 945 DOM
5. 2026-06-15
   days on market $231,990 Active 944 DOM
6. 2026-06-14
   days on market $231,990 Active 942 DOM
7. 2026-06-13
   days on market $231,990 Active 941 DOM
8. 2026-06-10
   days on market $231,990 Active 939 DOM
9. 2026-06-09
   days on market $231,990 Active 938 DOM
10. 2026-06-08
    days on market $231,990 Active 937 DOM
11. 2026-06-07
    days on market $231,990 Active 936 DOM
12. 2026-06-03
    days on market $231,990 Active 932 DOM
13. 2026-06-02
    days on market $231,990 Active 931 DOM
14. 2026-06-01
    days on market $231,990 Active 930 DOM
15. 2026-05-31
    days on market $231,990 Active 929 DOM
16. 2026-05-30
    days on market $231,990 Active 928 DOM
17. 2025-04-01
    price $231,990 1495-char remark

    Show marketing remark (1495 chars)

    Experience the perfect blend of comfort, style, and energy efficiency with the Fletcher V G floor plan by DSLD Homes. This well-designed home offers 1,578 square feet of living space and a total area of 2,183 square feet, providing plenty of room for families or individuals who value modern, functional living. With its energy-efficient features and practical layout, this home is an excellent choice for those seeking a balance of sustainability and everyday comfort. The Fletcher V G boasts three spacious bedrooms and two full bathrooms, making it ideal for a variety of lifestyles. The open-concept floor plan allows for effortless flow between the kitchen, dining, and living areas, creating a welcoming environment for both relaxation and entertaining. The master suite serves as a private sanctuary, complete with a double vanity, garden tub, separate shower, and a generous walk-in closet for added convenience. The kitchen is beautifully designed with recessed can lighting, enhancing the overall ambiance and creating the perfect space for meal preparation and entertaining. On the exterior, the combination of brick and siding offers both aesthetic appeal and long-lasting durability. The covered patio provides an ideal space for outdoor relaxation, whether you're unwinding after a busy day or hosting friends and family. The two-car garage offers ample storage space and adds to the home's functionality. As with all DSLD Homes, the Fletcher V G is built with energy efficiency in

18. 2024-05-10
    price $229,990 1495-char remark

    Show marketing remark (1495 chars)

    Experience the perfect blend of comfort, style, and energy efficiency with the Fletcher V G floor plan by DSLD Homes. This well-designed home offers 1,578 square feet of living space and a total area of 2,183 square feet, providing plenty of room for families or individuals who value modern, functional living. With its energy-efficient features and practical layout, this home is an excellent choice for those seeking a balance of sustainability and everyday comfort. The Fletcher V G boasts three spacious bedrooms and two full bathrooms, making it ideal for a variety of lifestyles. The open-concept floor plan allows for effortless flow between the kitchen, dining, and living areas, creating a welcoming environment for both relaxation and entertaining. The master suite serves as a private sanctuary, complete with a double vanity, garden tub, separate shower, and a generous walk-in closet for added convenience. The kitchen is beautifully designed with recessed can lighting, enhancing the overall ambiance and creating the perfect space for meal preparation and entertaining. On the exterior, the combination of brick and siding offers both aesthetic appeal and long-lasting durability. The covered patio provides an ideal space for outdoor relaxation, whether you're unwinding after a busy day or hosting friends and family. The two-car garage offers ample storage space and adds to the home's functionality. As with all DSLD Homes, the Fletcher V G is built with energy efficiency in

19. 2024-04-09
    price $226,990 1495-char remark

    Show marketing remark (1495 chars)

    Experience the perfect blend of comfort, style, and energy efficiency with the Fletcher V G floor plan by DSLD Homes. This well-designed home offers 1,578 square feet of living space and a total area of 2,183 square feet, providing plenty of room for families or individuals who value modern, functional living. With its energy-efficient features and practical layout, this home is an excellent choice for those seeking a balance of sustainability and everyday comfort. The Fletcher V G boasts three spacious bedrooms and two full bathrooms, making it ideal for a variety of lifestyles. The open-concept floor plan allows for effortless flow between the kitchen, dining, and living areas, creating a welcoming environment for both relaxation and entertaining. The master suite serves as a private sanctuary, complete with a double vanity, garden tub, separate shower, and a generous walk-in closet for added convenience. The kitchen is beautifully designed with recessed can lighting, enhancing the overall ambiance and creating the perfect space for meal preparation and entertaining. On the exterior, the combination of brick and siding offers both aesthetic appeal and long-lasting durability. The covered patio provides an ideal space for outdoor relaxation, whether you're unwinding after a busy day or hosting friends and family. The two-car garage offers ample storage space and adds to the home's functionality. As with all DSLD Homes, the Fletcher V G is built with energy efficiency in

20. 2024-01-15
    price $224,990 1495-char remark

    Show marketing remark (1495 chars)

    Experience the perfect blend of comfort, style, and energy efficiency with the Fletcher V G floor plan by DSLD Homes. This well-designed home offers 1,578 square feet of living space and a total area of 2,183 square feet, providing plenty of room for families or individuals who value modern, functional living. With its energy-efficient features and practical layout, this home is an excellent choice for those seeking a balance of sustainability and everyday comfort. The Fletcher V G boasts three spacious bedrooms and two full bathrooms, making it ideal for a variety of lifestyles. The open-concept floor plan allows for effortless flow between the kitchen, dining, and living areas, creating a welcoming environment for both relaxation and entertaining. The master suite serves as a private sanctuary, complete with a double vanity, garden tub, separate shower, and a generous walk-in closet for added convenience. The kitchen is beautifully designed with recessed can lighting, enhancing the overall ambiance and creating the perfect space for meal preparation and entertaining. On the exterior, the combination of brick and siding offers both aesthetic appeal and long-lasting durability. The covered patio provides an ideal space for outdoor relaxation, whether you're unwinding after a busy day or hosting friends and family. The two-car garage offers ample storage space and adds to the home's functionality. As with all DSLD Homes, the Fletcher V G is built with energy efficiency in

21. 2023-11-15
    listed $223,990 Active 1495-char remark

    Show marketing remark (1495 chars)

    Experience the perfect blend of comfort, style, and energy efficiency with the Fletcher V G floor plan by DSLD Homes. This well-designed home offers 1,578 square feet of living space and a total area of 2,183 square feet, providing plenty of room for families or individuals who value modern, functional living. With its energy-efficient features and practical layout, this home is an excellent choice for those seeking a balance of sustainability and everyday comfort. The Fletcher V G boasts three spacious bedrooms and two full bathrooms, making it ideal for a variety of lifestyles. The open-concept floor plan allows for effortless flow between the kitchen, dining, and living areas, creating a welcoming environment for both relaxation and entertaining. The master suite serves as a private sanctuary, complete with a double vanity, garden tub, separate shower, and a generous walk-in closet for added convenience. The kitchen is beautifully designed with recessed can lighting, enhancing the overall ambiance and creating the perfect space for meal preparation and entertaining. On the exterior, the combination of brick and siding offers both aesthetic appeal and long-lasting durability. The covered patio provides an ideal space for outdoor relaxation, whether you're unwinding after a busy day or hosting friends and family. The two-car garage offers ample storage space and adds to the home's functionality. As with all DSLD Homes, the Fletcher V G is built with energy efficiency in

ⓘ 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: $24,979
• − Mortgage interest: −$12,908
• − Property taxes: −$3,457
• − Insurance: −$1,152
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$6,704
• Taxable loss: −$3,239
• Est. tax savings @ 24.0%: +$777
• After-tax cash flow: $1,400/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 · 1 photo

Poor 20/100 Extensive rehab

The property is in poor condition with significant repairs and maintenance needed, including roadside ditch maintenance and vegetation trimming. Immediate action is required to improve the property's value.

Repairs flagged

• Major Roadside ditch — Needs immediate attention to prevent erosion
• Major Vegetation — Overgrown vegetation could be a fire hazard

Value-add opportunities

• Resale Roadside ditch maintenance — Improves safety and property appearance
• Rental Vegetation trimming — Keeps property looking well-maintained

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roadside ditch · Needs immediate attention to prevent erosion	Major	$15,000–50,000
Vegetation · Overgrown vegetation could be a fire hazard	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Roadside ditch maintenance — Improves safety and property appearance ↑
• Rental Vegetation trimming — Keeps property looking well-maintained ↑

ⓘ 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

+3.6% since first listed

5 events — show timeline

• 2025-04-01 Price Changed $231,990 Zillow
• 2024-05-10 Price Changed $229,990 Zillow
• 2024-04-09 Price Changed $226,990 Zillow
• 2024-01-15 Price Changed $224,990 Zillow
• 2023-11-15 Listed $223,990 Zillow