805 Jane St · New Iberia, LA 70563

$142,000

2 bd · 1.0 ba · 1,550 sqft · SingleFamily · 6 Days on market

0.25 ac lot Est $155k · 8% under

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Why this score? — see what drove the B- 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 +26.9/30.0
• ARV discount +11.3/15.0
• DSCR +9.3/10.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This updated cottage is cute as a button!! Sitting on a corner lot, this home has a freshly painted exterior and solar screens to help cut down the summer heat. Walking into the living room, you will quickly notice how well maintained this home is. The living room, dining room & kitchen all flow seamlessly through each other with each room's windows providing an abundance of natural light. You can utilize the living & dining rooms to suit your needs by choosing which one each will be. The kitchen has lots of cabinet storage with four that can easily be used as a pantry. The sellers will soon be installing a new stove & vent! Part of the counter space borders the dining room giving the ability to make this a breakfast bar! Off the hallway is a smaller hall that leads you to the owner's bedroom, bathroom & laundry room. The bathroom connects to the owner's bedroom & hall. It also has a clawfoot tub!! The laundry room used to be a third bedroom that the owners converted into a laundry room. It can easily be changed back into a bedroom or kept as is. Along with it being a laundry room, it could also be used as an office, playroom, pet room or even a mudroom as it connects to the carport entrance! Towards the end of the hallway is the second bedroom & a beautiful built-in to display some of your favorite things! Exit at the end of the hallway onto the covered patio that connects to a larger open patio. You can relax under the covered patio and cook & entertain on the uncovered one! The spacious backyard has ample room for kids to play, pets to run or to do a little gardening! Schedule your showing today to see how you can make this cottage your home

Key facts

• Two patios
• Spacious backyard
• Large covered patio

Tags

• CORNER LOT
• SPACIOUS BACKYARD
• TWO PATIOS
• LARGE COVERED PATIO
• METAL BUILDING
• OPEN-CONCEPT LAYOUT

Property features AI

Exterior

• Parking: Carport (1 space); 1 covered parking space; Total of 1 parking space
• Utilities: Public sewer; Electric service: CLECO
• Home design: Single family residence
• Construction: Metal roof; Stucco and wood siding with frame construction
• Exterior features: Full privacy wood fencing; Covered patio/porch; Deck; Porch; Shed(s); Paved road frontage

Interior

• Kitchen: Gas stove
• Flooring: Vinyl plank; Vinyl tile; Wood laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: High ceilings; Walk-in closet(s); Formica counters; Storm door(s); Window treatments; Double pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Cap rate 9.6% vs local median 5.8% in New Iberia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#33 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, crime F, employment F.
• Iberia Parish (other): math 32% / reading 43% proficiency, ranked #27 of 98 in LA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Daspit Road Elementary School (math 42% / reading 41%, grade F, #212 of 646 statewide, top 33%, 478 students, 73% FRL); Belle Place Middle School (math 31% / reading 54%, grade D-, #57 of 218 statewide, top 26%, 413 students, 65% FRL); Westgate High School (math 17% / reading 37%, grade F, #136 of 265 statewide, top 55%, 993 students, 77% FRL).
• Market conditions: 141 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 94 units permitted in Iberia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $982 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Iberia County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $155,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
830 W Main St	0.14mi	3/1.0 (+1)	1,466 (-5%)	6mo	$87,000	$59	75
333 Indest St	0.60mi	3/2.0 (+1)	1,545 (-0%)	3mo	$165,000	$107	60
317 Indest St	0.55mi	3/2.0 (+1)	1,572 (+1%)	4mo	$199,500	$127	60
141 Hilltop Cir	0.43mi	3/2.0 (+1)	1,589 (+2%)	14mo	$120,000	$76	55
314 Camelia St	0.13mi	3/2.0 (+1)	1,326 (-14%)	13mo	$69,000	$52	50
201 Allen St	0.55mi	2/2.0	1,677 (+8%)	9mo	$109,900	$66	49
340 Indest St	0.65mi	3/2.0 (+1)	1,590 (+3%)	10mo	$200,000	$126	48
349 Allen Street Ext	0.63mi	2/1.5	1,692 (+9%)	7mo	$169,000	$100	47
102 Indest St	0.50mi	3/2.0 (+1)	1,408 (-9%)	14mo	$140,000	$99	41
120 W Saint Peter St	0.70mi	1/1.5 (-1)	1,646 (+6%)	12mo	$47,500	$29	40
107 W St Peter St	0.74mi	3/2.0 (+1)	1,368 (-12%)	7mo	$180,000	$132	32
204 Country Club Dr	0.50mi	3/2.0 (+1)	1,777 (+15%)	14mo	$178,000	$100	31

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,124
• Equity at exit: $21,173

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $34,090
• Equity at exit: $12,278

Cash invested: $39,760 (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 70563

• Home prices YoY: -35.0%
• Active inventory: 141
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $395

Break-even live

Break-even rent $1,101

Max offer price $142,000

Occupancy floor 70%

Sensitivity live

Price	-10% $476	-5% $436	+0% $395	+5% $355	+10% $315
Rent	-10% $269	-5% $332	+0% $395	+5% $459	+10% $522
Rate	-1.0pp $467	-0.5pp $431	base $395	+0.5pp $359	+1.0pp $321

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 San Jose St New Iberia, LA	3.0	2.0	1397	$1,595	$1.14	14d	1	1.11mi
2118 W Old Spanish Trl New Iberia, LA	1.0–3.0	1.0–2.0	1013	$1,442	$1.42	14d	23	1.16mi
919 Russo St New Iberia, LA	3.0	2.0	1520	$1,800	$1.18	21d	1	1.30mi
309 Springfield St New Iberia, LA	3.0	2.0	1192	$1,500	$1.26	14d	1	1.42mi

Listing history 7 events

1. 2026-06-19
   price $142,000 Active 6 DOM
2. 2026-06-18
   days on market $150,000 Active 6 DOM
3. 2026-06-17
   days on market $150,000 Active 5 DOM
4. 2026-06-16
   days on market $150,000 Active 4 DOM
5. 2026-06-15
   days on market $150,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $150,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $791 · $66/mo
• Projected year-2 tax: $791 · $66/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,216
• − Mortgage interest: −$7,954
• − Property taxes: −$791
• − Insurance: −$710
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,131
• Taxable income: $2,556
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $4,131/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.

Schools (NCES district)

• District: Iberia Parish
• NCES district ID: 2200720
• Math proficiency: 32% ▼ -43.00%
• Reading proficiency: 43% ▼ -35.00%
• Median HH income: $43,289
• Composite: 31.74/100
• National rank: #5904
• State rank: #27 of 98 in LA

Livability — New Iberia

• Score: 73/100
• State rank: #33
• US rank: #5376

Category grades

Amenities C Commute D+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Iberia, LA
• Population (ZIP): 19,947

Population outlook (Iberia County) Hauer SSP2

• Today (2025): 74,632 people
• By 2030: 74,368 · -0.4%
• By 2040: 73,223 · -1.9%
• By 2050: 71,728 · -3.9%
• By 2075: 69,028 · -7.5%
• By 2100: 65,018 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 19% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 91% English-only · French/Haitian/Cajun 4% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Iberia

• 2024 margin: Solid R (+34.1) · D 32.4% · R 66.5% · Other 1.1%
• 2008→2024 swing: -11.1pp toward R · 2008: -23.0pp · 2024: -34.1pp
• All cycles: 2024: R+34.1 2020: R+31.2 2016: R+31.4 2012: R+26.2 2008: R+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.52%
• Current HPI: 146.1556
• Rent YoY: —
• Metro: —
• 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

+934.5% since first listed

8 events — show timeline

• 2026-06-12 Listed $150,000 AcadianaMLS
• 2022-08-05 Sold (Public Records) $118,000 Public Records
• 2022-08-05 Sold (MLS) $118,000 AcadianaMLS
• 2022-07-18 Pending — AcadianaMLS
• 2022-07-11 Price Changed $122,000 AcadianaMLS
• 2022-06-08 Price Changed $137,500 AcadianaMLS
• 2022-05-24 Listed $142,500 AcadianaMLS
• 2012-06-07 Sold (Public Records) $14,500 Public Records

Property tax history

-2.2%/yr

Latest (2025): $791 · +2.0% YoY. Source: county tax records.