Lakeview Plan · Cade, LA 70560

$267,500

5 bd · 3.0 ba · 2,087 sqft · SingleFamily · 717 Days on market

Excellent condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Lakeview features a single-story layout with five bedrooms and three bathrooms. This floor plan is unique in that it offers a three-way split floor plan. The entrance leads into a foyer that connects to two of the secondary bedrooms. These bedrooms are adjacent to the first of three full bathrooms. Moving forward through the foyer, it flows into an open concept area that includes the kitchen, dining, and living room. The kitchen is equipped with a walk-in pantry and an island with a double sink, and stainless steel appliances. The living room is spacious and opens to a covered patio for outdoor enjoyment. The dining area provides access to the two-car garage, which includes attic access for additional storage. Off the living room, a hallway leads to two more secondary bedrooms and access to a second full bathroom. The primary suite, is located at the rear of the home, ensuring privacy. It includes an ensuite bathroom with a spacious tub shower, dedicated shelving for towels and linens, and a large walk-in closet. The utility room with washer and dryer connections is situated across from the primary suite allowing functionality and convenience. The Lakeview offers a practical layout that combines privacy and open spaces, making it ideal for larger families, multi-generational living, or individuals looking for versatility in their living spaces. In addition, the homes include fully sodded yards and is equipped with our Smart Home Technology products that are designed t

Key facts

• Listed 717 days

🏗️ New construction. The $267,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $247,667.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $268k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $268k).
• Recommended offer: $235k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 5.3% in Cade — 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 53/100 on livability (#389 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B; Watch: schools F, amenities F, commute 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.
• Market conditions: 237 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 $69k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 717 days — a 12% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Recommended offer $235,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 717 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.62% ✓
• Cap rate: 13.31%
• Cash-on-cash: 25.06%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $247,667
• List price: $267,500
• Delta: 8.01%
• 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
1507 Highland Dr	0.06mi	5/3.0	2,087 (0%)	4mo	$267,500	$128	94
1518 Ashland Rdg	0.09mi	5/3.0	2,087 (0%)	3mo	$267,500	$128	94
1605 Penrose Rdg	0.12mi	5/3.0	2,087 (0%)	3mo	$272,500	$131	92
1515 Colonel Rdg	0.15mi	5/3.0	2,087 (0%)	1mo	$267,500	$128	92
1514 Colonel Rdg	0.13mi	4/2.0 (-1)	1,874 (-10%)	1mo	$250,500	$134	68
1515 Ashland Rdg	0.07mi	4/2.0 (-1)	1,874 (-10%)	6mo	$252,500	$135	66
1601 Colonel Rdg	0.15mi	4/2.0 (-1)	1,874 (-10%)	2mo	$255,500	$136	65
1516 Ashland Rdg	0.05mi	4/2.0 (-1)	1,836 (-12%)	5mo	$247,500	$135	65
1513 Colonel Rdg	0.15mi	4/2.0 (-1)	1,836 (-12%)	1mo	$247,500	$135	63
1503 Highland Dr	0.06mi	4/2.0 (-1)	1,836 (-12%)	7mo	$247,500	$135	62
1511 Highland Dr	0.06mi	4/2.0 (-1)	1,836 (-12%)	7mo	$247,500	$135	62
1518 Colonel Rdg	0.16mi	4/2.0 (-1)	1,836 (-12%)	2mo	$250,000	$136	62

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: 18.6%
• Equity multiple: 1.75×
• Total profit: $52,179
• Equity at exit: $36,928

10-year hold

• IRR: 26.9%
• Equity multiple: 3.37×
• Total profit: $164,470
• Equity at exit: $21,414

Cash invested: $69,347 (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 70560

• Home prices YoY: -29.8%
• Active inventory: 237
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,299
• Tax est. 1.5%: −$310 /mo · $3,715/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,448

Break-even live

Break-even rent $2,167

Max offer price $247,667

Occupancy floor 59%

Sensitivity live

Price	-10% $1,620	-5% $1,534	+0% $1,448	+5% $1,363	+10% $1,277
Rent	-10% $1,132	-5% $1,290	+0% $1,448	+5% $1,606	+10% $1,764
Rate	-1.0pp $1,573	-0.5pp $1,511	base $1,448	+0.5pp $1,384	+1.0pp $1,319

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: $61,917
• Closing costs: $7,430
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 Saddle Back Rdg New Iberia, LA	4.0	2.0	1874	$4,000	$2.13	22d	1	0.25mi

Listing history 17 events

1. 2026-06-18
   days on market $267,500 Active 717 DOM
2. 2026-06-17
   days on market $267,500 Active 716 DOM
3. 2026-06-16
   days on market $267,500 Active 715 DOM
4. 2026-06-15
   days on market $267,500 Active 714 DOM
5. 2026-06-14
   days on market $267,500 Active 712 DOM
6. 2026-06-13
   days on market $267,500 Active 711 DOM
7. 2026-06-10
   days on market $267,500 Active 709 DOM
8. 2026-06-09
   days on market $267,500 Active 708 DOM
9. 2026-06-08
   days on market $267,500 Active 707 DOM
10. 2026-06-07
    days on market $267,500 Active 706 DOM
11. 2026-06-05
    days on market $267,500 Active 703 DOM
12. 2026-06-03
    days on market $267,500 Active 702 DOM
13. 2026-06-02
    days on market $267,500 Active 701 DOM
14. 2026-06-01
    days on market $267,500 Active 700 DOM
15. 2026-05-31
    days on market $267,500 Active 699 DOM
16. 2026-05-30
    days on market $267,500 Active 698 DOM
17. 2024-07-01
    listed $267,500 Active 1496-char remark

    Show marketing remark (1496 chars)

    The Lakeview features a single-story layout with five bedrooms and three bathrooms. This floor plan is unique in that it offers a three-way split floor plan. The entrance leads into a foyer that connects to two of the secondary bedrooms. These bedrooms are adjacent to the first of three full bathrooms. Moving forward through the foyer, it flows into an open concept area that includes the kitchen, dining, and living room. The kitchen is equipped with a walk-in pantry and an island with a double sink, and stainless steel appliances. The living room is spacious and opens to a covered patio for outdoor enjoyment. The dining area provides access to the two-car garage, which includes attic access for additional storage. Off the living room, a hallway leads to two more secondary bedrooms and access to a second full bathroom. The primary suite, is located at the rear of the home, ensuring privacy. It includes an ensuite bathroom with a spacious tub shower, dedicated shelving for towels and linens, and a large walk-in closet. The utility room with washer and dryer connections is situated across from the primary suite allowing functionality and convenience. The Lakeview offers a practical layout that combines privacy and open spaces, making it ideal for larger families, multi-generational living, or individuals looking for versatility in their living spaces. In addition, the homes include fully sodded yards and is equipped with our Smart Home Technology products that are designed t

ⓘ 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: $48,000
• − Mortgage interest: −$13,873
• − Property taxes: −$3,715
• − Insurance: −$1,238
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$7,205
• Taxable income: $14,289
• Est. tax owed @ 24.0%: −$3,429
• After-tax cash flow: $13,952/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 · 12 photos

Excellent 100/100 None rehab

This single-story home with five bedrooms and three bathrooms is in excellent condition with no visible repairs needed. It offers a three-way split floor plan and modern amenities, making it an attractive property for both resale and rental.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting.
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting. ↑
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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: 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 — Cade

• Score: 53/100
• State rank: #389
• US rank: #24247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 37,589

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 52% Black 35% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 11% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 3% Spanish 2% Other Asian/Pacific 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: ▼ -65.82%
• Current HPI: 154.9018
• 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

1 event — show timeline

• 2024-07-01 Listed $267,500 Zillow