316 Magnolia Ave · New Iberia, LA 70563

$53,000

2 bd · 1.0 ba · 988 sqft · SingleFamily · 331 Days on market

7,840 sqft lot $54/sqft · 57% below area ↓ 50% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• 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

Adorable Cottage in the Dodson St area. 2 bed and 1 spacious bath. Bath has a huge storage room attached. Covered back patio/ carport and large storage building. A little love will go a long way on this one. So much potential to create your own space. Please note property is sold as is and priced for current condition.

Key facts

• Huge storage room
• Covered back patio
• 7,840 sq ft lot

Tags

• COTTAGE IN DODSON ST AREA
• HUGE STORAGE ROOM
• COVERED BACK PATIO
• LARGE STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($722 rent vs $53k).
• Recommended offer: $47k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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.
• Market conditions: 141 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $366 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 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 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?
5. 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?
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: 1.36% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.43%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (median comp): $124,665
• List price: $53,000
• Delta: -57.49%
• 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
411 Edward St	0.11mi	2/1.0	1,057 (+7%)	7mo	$110,000	$104	77
309 Bahon St	0.32mi	3/1.0 (+1)	957 (-3%)	5mo	$94,000	$98	71
503 Texas St	0.40mi	3/1.0 (+1)	1,022 (+3%)	2mo	$80,000	$78	68
401 Dodson St	0.08mi	2/1.0	1,100 (+11%)	11mo	$135,000	$123	68
409 Ashton St	0.16mi	2/1.0	914 (-8%)	15mo	$115,000	$126	68
129 Johnson Aly	0.35mi	2/1.0	1,022 (+3%)	16mo	$89,900	$88	65
115 Mcilhenny St	0.34mi	2/2.0	947 (-4%)	13mo	$115,000	$121	62
613 Kirk St	0.39mi	2/1.0	872 (-12%)	1mo	$105,000	$120	62
306 Donald St	0.53mi	2/1.0	988 (0%)	17mo	$117,000	$118	61
607 Ernest St	0.47mi	2/1.0	1,038 (+5%)	11mo	$113,000	$109	61
411 Donald St	0.50mi	2/1.0	1,064 (+8%)	6mo	$128,750	$121	59
513 Everette St	0.28mi	3/1.5 (+1)	1,066 (+8%)	14mo	$19,000	$18	55

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $5,924
• Equity at exit: $7,902

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $23,836
• Equity at exit: $4,582

Cash invested: $14,840 (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: 6.1×

Monthly cashflow live

• Estimated rent: $722 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$152
• Net cashflow: $228

Break-even live

Break-even rent $434

Max offer price $53,000

Occupancy floor 63%

Sensitivity live

Price	-10% $258	-5% $243	+0% $228	+5% $213	+10% $198
Rent	-10% $171	-5% $199	+0% $228	+5% $256	+10% $285
Rate	-1.0pp $255	-0.5pp $241	base $228	+0.5pp $214	+1.0pp $200

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Charles St New Iberia, LA	1.0	1.0	800	$600	$0.75	44d	1	0.54mi
212 Hacker St New Iberia, LA	2.0	1.0	1000	$950	$0.95	44d	1	0.95mi
405 Anderson St New Iberia, LA	2.0	1.0	950	$650	$0.68	44d	1	1.33mi

Listing history 24 events

1. 2026-06-18
   days on market $53,000 Active 331 DOM
2. 2026-06-17
   days on market $53,000 Active 330 DOM
3. 2026-06-16
   days on market $53,000 Active 329 DOM
4. 2026-06-15
   days on market $53,000 Active 328 DOM
5. 2026-06-14
   days on market $53,000 Active 326 DOM
6. 2026-06-13
   days on market $53,000 Active 325 DOM
7. 2026-06-10
   days on market $53,000 Active 323 DOM
8. 2026-06-09
   days on market $53,000 Active 322 DOM
9. 2026-06-08
   days on market $53,000 Active 321 DOM
10. 2026-06-07
    days on market $53,000 Active 320 DOM
11. 2026-06-05
    days on market $53,000 Active 317 DOM
12. 2026-06-03
    days on market $53,000 Active 316 DOM
13. 2026-06-02
    days on market $53,000 Active 315 DOM
14. 2026-06-01
    days on market $53,000 Active 314 DOM
15. 2026-05-31
    days on market $53,000 Active 313 DOM
16. 2026-05-30
    days on market $53,000 Active 312 DOM
17. 2026-05-07
    price $53,000 322-char remark

    Show marketing remark (322 chars)

    Adorable Cottage in the Dodson St area. 2 bed and 1 spacious bath. Bath has a huge storage room attached. Covered back patio/ carport and large storage building. A little love will go a long way on this one. So much potential to create your own space. Please note property is sold as is and priced for current condition.

18. 2026-03-09
    price $65,000 322-char remark

    Show marketing remark (322 chars)

    Adorable Cottage in the Dodson St area. 2 bed and 1 spacious bath. Bath has a huge storage room attached. Covered back patio/ carport and large storage building. A little love will go a long way on this one. So much potential to create your own space. Please note property is sold as is and priced for current condition.

19. 2026-01-22
    price $69,500 322-char remark

    Show marketing remark (322 chars)

    Adorable Cottage in the Dodson St area. 2 bed and 1 spacious bath. Bath has a huge storage room attached. Covered back patio/ carport and large storage building. A little love will go a long way on this one. So much potential to create your own space. Please note property is sold as is and priced for current condition.

20. 2025-11-17
    price $75,000 322-char remark

    Show marketing remark (322 chars)

    Adorable Cottage in the Dodson St area. 2 bed and 1 spacious bath. Bath has a huge storage room attached. Covered back patio/ carport and large storage building. A little love will go a long way on this one. So much potential to create your own space. Please note property is sold as is and priced for current condition.

21. 2025-10-24
    price $89,999 322-char remark

    Show marketing remark (322 chars)

    Adorable Cottage in the Dodson St area. 2 bed and 1 spacious bath. Bath has a huge storage room attached. Covered back patio/ carport and large storage building. A little love will go a long way on this one. So much potential to create your own space. Please note property is sold as is and priced for current condition.

22. 2025-09-08
    price $95,000 322-char remark

    Show marketing remark (322 chars)

    Adorable Cottage in the Dodson St area. 2 bed and 1 spacious bath. Bath has a huge storage room attached. Covered back patio/ carport and large storage building. A little love will go a long way on this one. So much potential to create your own space. Please note property is sold as is and priced for current condition.

23. 2025-08-19
    price $99,999 322-char remark

    Show marketing remark (322 chars)

    Adorable Cottage in the Dodson St area. 2 bed and 1 spacious bath. Bath has a huge storage room attached. Covered back patio/ carport and large storage building. A little love will go a long way on this one. So much potential to create your own space. Please note property is sold as is and priced for current condition.

24. 2025-07-21
    listed $105,000 Active 322-char remark

    Show marketing remark (322 chars)

    Adorable Cottage in the Dodson St area. 2 bed and 1 spacious bath. Bath has a huge storage room attached. Covered back patio/ carport and large storage building. A little love will go a long way on this one. So much potential to create your own space. Please note property is sold as is and priced for current condition.

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $514 · $43/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $8,669
• − Mortgage interest: −$2,969
• − Property taxes: −$514
• − Insurance: −$265
• − Repairs & maintenance: −$694
• − Management: −$694
• − Depreciation: −$1,542
• Taxable income: $1,993
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $2,257/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

-49.5% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $53,000 AcadianaMLS
• 2026-03-09 Price Changed $65,000 AcadianaMLS
• 2026-01-22 Price Changed $69,500 AcadianaMLS
• 2025-11-17 Price Changed $75,000 AcadianaMLS
• 2025-10-24 Price Changed $89,999 AcadianaMLS
• 2025-09-08 Price Changed $95,000 AcadianaMLS
• 2025-08-19 Price Changed $99,999 AcadianaMLS
• 2025-07-21 Listed $105,000 AcadianaMLS

Property tax history

+10.0%/yr

Latest (2025): $514 · +271.1% YoY. Source: county tax records.