Weston Plan · Maurice, LA 70555

$260,000

4 bd · 2.0 ba · 1,899 sqft · SingleFamily · 971 Days on market

Excellent 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 +13.4/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Condition / age +4.8/5.0
• DSCR +4.0/10.0
• 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

The Weston is a beautiful and spacious one-story home! It has a modern and open concept floor plan design. The family room is open to both the kitchen and formal dining space. The kitchen a large island and pantry. The home has a large bedroom suite with a walk-in closet. It also has three other bedrooms, another full bath, utility room, and a two-car garage. Modern finishes include 3 cm granite, stainless gas appliances and hard surface flooring. Smart home features are also included for added convenience and security. Book your appointment for a tour today!

Key facts

• 2 garage spots
• Listed 970 days

🏗️ New construction. The $260,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $267,207.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $4 ($44/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 $234k (9.9% below list).
• Recommended offer: $229k (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: 300 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 37% 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

• It's been on market 971 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 971 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: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $267,207
• List price: $260,000
• Delta: -2.70%
• 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
3404 Magnolia Lakes Blvd	0.10mi	4/2.0	1,900 (+0%)	15mo	$260,000	$137	83
3419 Magnolia Cove Ct	0.02mi	4/2.0	2,093 (+10%)	9mo	$268,000	$128	74
3412 Magnolia Lakes Blvd	0.07mi	4/2.0	1,731 (-9%)	10mo	$238,808	$138	74
3411 Magnolia Lakes Blvd	0.07mi	4/2.0	2,093 (+10%)	8mo	$260,500	$124	73
3512 Minvielle Blvd	0.07mi	4/3.0	1,719 (-10%)	5mo	$280,000	$163	73
7375 Alley Oak Ln	0.40mi	3/2.0 (-1)	1,649 (-13%)	2mo	$237,470	$144	53
7403 Alley Oak Ln	0.40mi	3/2.0 (-1)	1,649 (-13%)	2mo	$246,132	$149	53
7411 Alley Oak Ln	0.40mi	3/2.0 (-1)	1,649 (-13%)	3mo	$246,726	$150	52
7401 Alley Oak Ln	0.40mi	3/2.0 (-1)	1,649 (-13%)	4mo	$240,407	$146	51
7389 Alley Oak Ln	0.40mi	3/2.0 (-1)	1,649 (-13%)	5mo	$238,080	$144	50
7410 Seven Oaks Cir	0.47mi	3/2.0 (-1)	1,649 (-13%)	5mo	$245,000	$149	47
7400 Alley Oak Ln	0.40mi	3/2.0 (-1)	1,649 (-13%)	12mo	$237,655	$144	44

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-43,032
• Equity at exit: $39,841

10-year hold

• IRR: -7.9%
• Equity multiple: 0.51×
• Total profit: $-37,029
• Equity at exit: $23,103

Cash invested: $74,818 (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: 41 active · 7 under contract
• Months of supply: 24.6 mo (4%/mo absorbed)
• Median asking: $247,000 ($155/sqft)
• Median days on market: 115 d
• This list price: 51% of active listings are priced below it
• ARV vs active asking: -9.1% vs 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: 300
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$1,401
• Tax est. 1.5%: −$334 /mo · $4,008/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $4

Break-even live

Break-even rent $2,337

Max offer price $267,207

Occupancy floor 95%

Sensitivity live

Price	-10% $188	-5% $96	+0% $4	+5% $-89	+10% $-181
Rent	-10% $-181	-5% $-89	+0% $4	+5% $96	+10% $189
Rate	-1.0pp $138	-0.5pp $72	base $4	+0.5pp $-66	+1.0pp $-136

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: $66,802
• Closing costs: $8,016
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	93d	1	0.10mi
3504 Canebreak Mill Dr Maurice, LA	3.0–4.0	2.0	1502	$2,100	$1.40	62d	8	0.19mi
224 Wild Cherry Ln Lafayette, LA	3.0	2.0	2212	$2,200	$0.99	62d	1	0.97mi
128 Rose Of Sharon Ln Lafayette, LA	4.0	3.0	2092	$2,100	$1.00	93d	1	0.98mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	93d	1	1.29mi

Listing history 23 events

1. 2026-06-29
   days on market $260,000 Active 971 DOM
2. 2026-06-28
   days on market $260,000 Active 970 DOM
3. 2026-06-28
   days on market $260,000 Active 969 DOM
4. 2026-06-27
   days on market $260,000 Active 968 DOM
5. 2026-06-25
   days on market $260,000 Active 966 DOM
6. 2026-06-23
   days on market $260,000 Active 964 DOM
7. 2026-06-22
   days on market $260,000 Active 963 DOM
8. 2026-06-18
   days on market $260,000 Active 960 DOM
9. 2026-06-17
   days on market $260,000 Active 959 DOM
10. 2026-06-16
    days on market $260,000 Active 958 DOM
11. 2026-06-15
    days on market $260,000 Active 957 DOM
12. 2026-06-14
    days on market $260,000 Active 955 DOM
13. 2026-06-13
    days on market $260,000 Active 954 DOM
14. 2026-06-10
    days on market $260,000 Active 952 DOM
15. 2026-06-09
    days on market $260,000 Active 951 DOM
16. 2026-06-08
    days on market $260,000 Active 950 DOM
17. 2026-06-07
    days on market $260,000 Active 949 DOM
18. 2026-06-03
    days on market $260,000 Active 945 DOM
19. 2026-06-02
    days on market $260,000 Active 944 DOM
20. 2026-06-01
    days on market $260,000 Active 943 DOM
21. 2026-05-31
    days on market $260,000 Active 942 DOM
22. 2026-05-30
    days on market $260,000 Active 941 DOM
23. 2023-11-01
    listed $260,000 Active 565-char remark

    Show marketing remark (565 chars)

    The Weston is a beautiful and spacious one-story home! It has a modern and open concept floor plan design. The family room is open to both the kitchen and formal dining space. The kitchen a large island and pantry. The home has a large bedroom suite with a walk-in closet. It also has three other bedrooms, another full bath, utility room, and a two-car garage. Modern finishes include 3 cm granite, stainless gas appliances and hard surface flooring. Smart home features are also included for added convenience and security. Book your appointment for a tour today!

ⓘ 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: $28,105
• − Mortgage interest: −$14,968
• − Property taxes: −$4,008
• − Insurance: −$1,336
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$7,773
• Taxable loss: −$4,477
• Est. tax savings @ 24.0%: +$1,074
• After-tax cash flow: $1,118/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 · 2 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious floor plan and modern finishes, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace landscaping with more drought-resistant plants — Improves curb appeal and reduces maintenance costs ↑
• Both Install smart home features — Enhances convenience and security, attracting more buyers and renters ↑

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%
• 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

1 event — show timeline

• 2023-11-01 Listed $260,000 Zillow