Kirkland IV G Plan · Maurice, LA 70555

$202,990

3 bd · 2.0 ba · 1,192 sqft · SingleFamily · 947 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• 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

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two-Car Garage - Brick and Siding Exterior - Recessed Lighting in Kitchen - Walk-In Master Closet

Key facts

• 2 garage spots
• Listed 947 days

🏗️ New construction. The $202,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $226,439.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $203k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $203k).
• Recommended offer: $179k (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.
• Market conditions: 248 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 947 days — a 12% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Recommended offer $178,631 (12.0% below list)

Questions for the listing agent

1. It's been on market 947 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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $226,439
• List price: $202,990
• Delta: -10.36%
• 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
3311 Myrtle St	0.29mi	3/2.0	1,192 (0%)	1mo	$205,140	$172	86
3418 Autumn Park Dr	0.00mi	3/2.0	1,192 (0%)	17mo	$202,390	$170	86
3314 Myrtle St	0.29mi	3/2.0	1,192 (0%)	5mo	$206,828	$174	82
3321 Autumn Park Dr	0.00mi	3/2.0	1,321 (+11%)	12mo	$211,310	$160	72
3420 Autumn Park Dr	0.00mi	3/2.0	1,363 (+14%)	11mo	$217,760	$160	67
3416 Autumn Park Dr	0.00mi	3/2.0	1,321 (+11%)	18mo	$209,040	$158	67
7410 Bonne Vue Cir	0.04mi	3/2.0	1,357 (+14%)	10mo	$213,745	$158	66
7412 Bonne Vue Cir	0.04mi	3/2.0	1,363 (+14%)	16mo	$212,800	$156	61
3306 Myrtle St	0.29mi	3/2.0	1,363 (+14%)	4mo	$215,152	$158	59
3301 Myrtle St	0.29mi	3/2.0	1,363 (+14%)	5mo	$215,207	$158	58
7392 Longleaf Vista Cir	0.24mi	3/2.0	1,321 (+11%)	16mo	$213,090	$161	57
7804 Hoover Rd	0.61mi	3/2.0	1,120 (-6%)	12mo	$160,000	$143	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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-31,198
• Equity at exit: $33,763

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-20,005
• Equity at exit: $19,578

Cash invested: $63,403 (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: 248
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$1,187
• Tax est. 1.5%: −$283 /mo · $3,397/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $86

Break-even live

Break-even rent $1,981

Max offer price $226,439

Occupancy floor 91%

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: $56,610
• Closing costs: $6,793
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3504 Canebreak Mill Dr Maurice, LA	3.0–4.0	2.0	1502	$1,700	$1.13	13d	8	0.49mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	43d	1	1.06mi

Listing history 20 events

1. 2026-06-18
   days on market $202,990 Active 947 DOM
2. 2026-06-17
   days on market $202,990 Active 946 DOM
3. 2026-06-16
   days on market $202,990 Active 945 DOM
4. 2026-06-15
   days on market $202,990 Active 944 DOM
5. 2026-06-14
   days on market $202,990 Active 942 DOM
6. 2026-06-13
   days on market $202,990 Active 941 DOM
7. 2026-06-10
   days on market $202,990 Active 939 DOM
8. 2026-06-09
   days on market $202,990 Active 938 DOM
9. 2026-06-08
   days on market $202,990 Active 937 DOM
10. 2026-06-07
    days on market $202,990 Active 936 DOM
11. 2026-06-03
    days on market $202,990 Active 932 DOM
12. 2026-06-02
    days on market $202,990 Active 931 DOM
13. 2026-06-01
    days on market $202,990 Active 930 DOM
14. 2026-05-31
    days on market $202,990 Active 929 DOM
15. 2026-05-30
    days on market $202,990 Active 928 DOM
16. 2025-04-01
    price $202,990 152-char remark

    Show marketing remark (152 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two-Car Garage - Brick and Siding Exterior - Recessed Lighting in Kitchen - Walk-In Master Closet

17. 2024-05-10
    price $200,990 152-char remark

    Show marketing remark (152 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two-Car Garage - Brick and Siding Exterior - Recessed Lighting in Kitchen - Walk-In Master Closet

18. 2024-04-09
    price $197,990 152-char remark

    Show marketing remark (152 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two-Car Garage - Brick and Siding Exterior - Recessed Lighting in Kitchen - Walk-In Master Closet

19. 2024-01-15
    price $195,990 152-char remark

    Show marketing remark (152 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two-Car Garage - Brick and Siding Exterior - Recessed Lighting in Kitchen - Walk-In Master Closet

20. 2023-11-14
    listed $194,990 Active 152-char remark

    Show marketing remark (152 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two-Car Garage - Brick and Siding Exterior - Recessed Lighting in Kitchen - Walk-In Master Closet

ⓘ 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: $25,073
• − Mortgage interest: −$12,684
• − Property taxes: −$3,397
• − Insurance: −$1,132
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$6,587
• Taxable loss: −$2,739
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $1,687/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

Poor 20/100 Extensive rehab

The home requires extensive repairs and maintenance, including roof replacement, siding repair, and landscaping improvements, to become move-in ready and increase its resale and rental value.

Repairs flagged

• Major roof — Signs of significant wear and tear.
• Major siding — Aging and potential damage.
• Major landscaping — Sparse and unkempt, needs significant improvement.
• Major exterior walls — Aging and potential damage to the exterior walls.
• Major interior walls — No visible condition assessment, but likely in poor condition based on exterior condition.
• Major paint — No visible condition assessment, but likely in poor condition based on exterior condition.
• Major landscaping — Sparse and unkempt, needs significant improvement.
• Major exterior walls — Aging and potential damage.
• Major interior walls — No visible condition assessment, but likely in poor condition based on exterior condition.
• Major paint — No visible condition assessment, but likely in poor condition based on exterior condition.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's curb appeal and value.
• Resale exterior siding repair/replacement — Aesthetic improvements to the siding would enhance the home's curb appeal and value.
• Both landscaping and curb appeal improvements — Enhanced landscaping would improve the home's curb appeal and attract more potential buyers/tenants.
• Resale exterior wall repairs — Repairing or replacing damaged exterior walls would improve the home's appearance and value.
• Resale interior wall repairs — Repairing or replacing damaged interior walls would improve the home's appearance and value.
• Resale painting — Painting the exterior and interior would improve the home's appearance and value.
• Both landscaping and curb appeal improvements — Enhanced landscaping would improve the home's curb appeal and attract more potential buyers/tenants.
• Resale exterior wall repairs — Repairing or replacing damaged exterior walls would improve the home's appearance and value.
• Resale interior wall repairs — Repairing or replacing damaged interior walls would improve the home's appearance and value.
• Resale painting — Painting the exterior and interior would improve the home's appearance and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant wear and tear.	Major	$15,000–50,000
siding · Aging and potential damage.	Major	$15,000–50,000
landscaping · Sparse and unkempt, needs significant improvement.	Major	$15,000–50,000
exterior walls · Aging and potential damage to the exterior walls.	Major	$15,000–50,000
interior walls · No visible condition assessment, but likely in poor condition based on exterior condition.	Major	$15,000–50,000
paint · No visible condition assessment, but likely in poor condition based on exterior condition.	Major	$15,000–50,000
landscaping · Sparse and unkempt, needs significant improvement.	Major	$15,000–50,000
exterior walls · Aging and potential damage.	Major	$15,000–50,000
interior walls · No visible condition assessment, but likely in poor condition based on exterior condition.	Major	$15,000–50,000
paint · No visible condition assessment, but likely in poor condition based on exterior condition.	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's curb appeal and value. ↑
• Resale exterior siding repair/replacement — Aesthetic improvements to the siding would enhance the home's curb appeal and value. ↑
• Both landscaping and curb appeal improvements — Enhanced landscaping would improve the home's curb appeal and attract more potential buyers/tenants. ↑
• Resale exterior wall repairs — Repairing or replacing damaged exterior walls would improve the home's appearance and value. ↑
• Resale interior wall repairs — Repairing or replacing damaged interior walls would improve the home's appearance and value. ↑
• Resale painting — Painting the exterior and interior would improve the home's appearance and value. ↑
• Both landscaping and curb appeal improvements — Enhanced landscaping would improve the home's curb appeal and attract more potential buyers/tenants. ↑
• Resale exterior wall repairs — Repairing or replacing damaged exterior walls would improve the home's appearance and value. ↑
• Resale interior wall repairs — Repairing or replacing damaged interior walls would improve the home's appearance and value. ↑
• Resale painting — Painting the exterior and interior would improve the home's appearance and value. ↑

ⓘ 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

+4.1% since first listed

5 events — show timeline

• 2025-04-01 Price Changed $202,990 Zillow
• 2024-05-10 Price Changed $200,990 Zillow
• 2024-04-09 Price Changed $197,990 Zillow
• 2024-01-15 Price Changed $195,990 Zillow
• 2023-11-14 Listed $194,990 Zillow