212 Crest Cove Dr · Maurice, LA 70555

$230,000

3 bd · 2.0 ba · 1,613 sqft · SingleFamily · 10 Days on market

Poor condition 5,662 sqft lot $33/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +8.3/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the Denton, a new home at Cottage Cove in Maurice, Louisiana. The Denton is our highly sought after 3-bed, 2-bath home with 2 car garage- designed with space and affordability in mind. Upon entrance, you will be greeted with 1,616 square feet of comfortable living. The open concept kitchen has a center island that is perfect for serving kids or guests, granite countertops, painted cabinetry, walk-in pantry, and stainless-steel appliances. The primary bedroom has an ensuite bathroom that features a spacious vanity, private commode, and a oversized walk-in closet. Additionally, the other 2 bedrooms are conveniently located on the other side of the home near the guest bathroom, linen closet, laundry room and garage access. The charming brick exteriors are one of a kind, being the only plan with a brick column entry way, that is sure to catch your eye! Enjoy relaxation or entertainment in the evenings from your covered back patio while admiring your fully sodded yard and lovely landscape. Find both security and control from your fingertips with our Smart Home Technology Package. On top of that the Denton plan includes our unrivaled warranties and Energy Star certification, so you can rest assured knowing your home is as energy efficient as possible! Reach out to us today and find your Denton!

Key facts

• Granite island
• Brick elevations
• Tile flooring

Tags

• HARD SURFACE FLOORING
• TILE FLOORING
• GRANITE ISLAND
• SUBWAY TILE BACKSPLASH
• WALK-IN PANTRY
• BRICK ELEVATIONS

Property features AI

Finance

• HOA & community: Community association with professional management; Annual association fee of $400

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; Paved road frontage
• Construction: Brick veneer and vinyl siding over frame construction; Composition roof
• Exterior features: Outdoor lighting; Covered porch

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Gas stove/convection
• Flooring: Carpet; Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Double vanity; Kitchen island; Varied ceiling heights; Walk-in pantry; Walk-in closets; Granite countertops; Double-pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $230,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $269,371.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• 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 (9.4% below list).
• Recommended offer: $208k (9.4% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $208,387 (9.4% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.77% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $269,371
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Cottage Cove Dr	0.22mi	3/2.0	1,447 (-10%)	3mo	$217,000	$150	70
106 Lilian Ln	0.65mi	3/2.0	1,615 (+0%)	4mo	$269,999	$167	66
111 Carreras Ln	0.69mi	3/2.0	1,617 (+0%)	4mo	$274,000	$169	64
106 Carreras Ln	0.69mi	3/2.0	1,531 (-5%)	2mo	$256,999	$168	58
9410 Garrett Rd	0.55mi	3/2.0	1,456 (-10%)	1mo	$210,000	$144	57
108 Carreras Ln	0.69mi	3/2.0	1,521 (-6%)	3mo	$256,300	$169	55
201 Carreras Ln	0.70mi	3/2.0	1,719 (+7%)	3mo	$287,000	$167	54
9382 Garrett Rd	0.57mi	3/2.0	1,444 (-10%)	4mo	$228,000	$158	52
131 Rue Village Rd	0.66mi	3/2.0	1,456 (-10%)	2mo	$235,000	$161	51
101 Harvest View Ln	0.73mi	3/2.0	1,385 (-14%)	1mo	$254,200	$184	42
9384 Garrett Rd	0.57mi	4/2.0 (+1)	1,836 (+14%)	5mo	$247,500	$135	41
9381 Garrett Rd	0.58mi	4/2.0 (+1)	1,836 (+14%)	5mo	$247,500	$135	41

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-59,413
• Equity at exit: $40,164

10-year hold

• IRR: -17.3%
• Equity multiple: 0.05×
• Total profit: $-71,889
• Equity at exit: $23,290

Cash invested: $75,424 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,084 medium
• Mortgage (P&I): −$1,413
• Tax est. 1.5%: −$337 /mo · $4,041/yr
• Insurance: −$112
• HOA: −$33
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-248

Break-even live

Break-even rent $2,398

Max offer price $233,441

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-155	+0% $-248	+5% $-341	+10% $-434
Rent	-10% $-413	-5% $-331	+0% $-248	+5% $-166	+10% $-84
Rate	-1.0pp $-113	-0.5pp $-180	base $-248	+0.5pp $-318	+1.0pp $-389

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: $67,343
• Closing costs: $8,081
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1.13mi
112 Melanie Rose Dr Unit NA Maurice, LA	4.0	2.0	2010	$1,995	$0.99	15d	1	1.34mi
108 Michael John Dr Maurice, LA	4.0	2.0	1961	$1,900	$0.97	45d	1	1.35mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: security

Listing history 8 events

1. 2026-06-22
   days on market $230,000 Active 10 DOM
2. 2026-06-18
   days on market $230,000 Active 7 DOM
3. 2026-06-17
   days on market $230,000 Active 6 DOM
4. 2026-06-16
   days on market $230,000 Active 5 DOM
5. 2026-06-15
   days on market $230,000 Active 4 DOM
6. 2026-06-14
   days on market $230,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $230,000 Active 1 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: $25,006
• − Mortgage interest: −$15,089
• − Property taxes: −$4,041
• − Insurance: −$1,347
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − HOA: −$396
• − Depreciation: −$7,836
• Taxable loss: −$7,703
• Est. tax savings @ 24.0%: +$1,849
• After-tax cash flow: $-1,131/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

This home requires extensive repairs and updates to bring it up to a livable condition. Significant structural and aesthetic improvements are needed to increase its resale and rental value.

Repairs flagged

• Major roof repair — Significant damage and potential leaks.
• Major exterior siding repair — Severe wear and structural damage.
• Major interior wall repairs — Significant paint damage and drywall issues.
• Major bathroom repairs — Plumbing issues and outdated fixtures.
• Major flooring replacement — Damaged and worn-out flooring.
• Major HVAC replacement — Old and in need of maintenance or replacement.
• Major landscaping — Minimal and in poor condition, needs significant improvement.

Value-add opportunities

• Both roof repair — Fixing the roof will prevent further water damage and improve the home's appearance.
• Both exterior siding repair — Repairing the siding will improve the home's curb appeal and structural integrity.
• Both interior wall repairs — Repainting and repairing the walls will improve the home's appearance and functionality.
• Both bathroom updates — Updating the bathrooms with new fixtures and plumbing will improve functionality and appeal.
• Both flooring replacement — Replacing the flooring will improve the home's appearance and functionality.
• Both HVAC replacement — Replacing the HVAC system will improve comfort and energy efficiency.
• Both landscaping — Improving the landscaping will enhance the home's curb appeal and overall aesthetic.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof repair · Significant damage and potential leaks.	Major	$15,000–50,000
exterior siding repair · Severe wear and structural damage.	Major	$15,000–50,000
interior wall repairs · Significant paint damage and drywall issues.	Major	$15,000–50,000
bathroom repairs · Plumbing issues and outdated fixtures.	Major	$15,000–50,000
flooring replacement · Damaged and worn-out flooring.	Major	$15,000–50,000
HVAC replacement · Old and in need of maintenance or replacement.	Major	$15,000–50,000
landscaping · Minimal and in poor condition, needs significant improvement.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both roof repair — Fixing the roof will prevent further water damage and improve the home's appearance. ↑
• Both exterior siding repair — Repairing the siding will improve the home's curb appeal and structural integrity. ↑
• Both interior wall repairs — Repainting and repairing the walls will improve the home's appearance and functionality. ↑
• Both bathroom updates — Updating the bathrooms with new fixtures and plumbing will improve functionality and appeal. ↑
• Both flooring replacement — Replacing the flooring will improve the home's appearance and functionality. ↑
• Both HVAC replacement — Replacing the HVAC system will improve comfort and energy efficiency. ↑
• Both landscaping — Improving the landscaping will enhance the home's curb appeal and overall aesthetic. ↑

ⓘ 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

• 2026-06-11 Listed $230,000 AcadianaMLS
• 2026-06-10 Listed $230,000 Zillow