910 W Main · New Iberia, LA 70560

$54,500

2 bd · 1.0 ba · 1,150 sqft · SingleFamily · 57 Days on market

Fair condition 9,583 sqft lot $47/sqft · 25% below area Est $73k · 25% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Main Street Cottage style home in New Iberia. This 2-bedroom 1 bath home has the original wood floors, living room with fireplace, separate dining area and lots of potential. Tenant occupied so would make a great investment property. Large 2 car carport/shed in the rear of the home.

Key facts

• Original wood floors
• Large carport shed
• Cottage style home

Tags

• COTTAGE STYLE HOME
• ORIGINAL WOOD FLOORS
• LIVING ROOM WITH FIREPLACE
• SEPARATE DINING AREA
• LARGE CARPORT SHED

🏷️ Possibly a rental listed for sale. The $54,500 price doesn't fit this home's estimated sale value (~$73,072) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($912 rent vs $54k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: 237 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $377 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($53k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,865 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.67% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.05%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $73,072
• List price: $54,500
• Delta: -25.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 N Landry Dr	0.46mi	2/1.0	1,128 (-2%)	18mo	$75,000	$66	60
115 Indest St	0.62mi	2/1.0	1,188 (+3%)	9mo	$145,000	$122	58
203 S Landry Dr	0.60mi	3/1.5 (+1)	1,074 (-7%)	2mo	$28,000	$26	52
714 W St. Peter St	0.22mi	2/2.0	1,320 (+15%)	15mo	$55,000	$42	49
303 Halphen St	0.55mi	2/1.0	1,007 (-12%)	8mo	$68,000	$68	47
167 S Richelieu Cir	0.70mi	3/2.0 (+1)	1,086 (-6%)	20mo	$105,000	$97	33
1104 Rene St	0.61mi	3/1.0 (+1)	1,007 (-12%)	20mo	$19,000	$19	29

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: 21.0%
• Equity multiple: 1.86×
• Total profit: $13,091
• Equity at exit: $8,126

10-year hold

• IRR: 29.2%
• Equity multiple: 3.60×
• Total profit: $39,666
• Equity at exit: $4,712

Cash invested: $15,260 (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: 5.0×

Monthly cashflow live

• Estimated rent: $912 high
• Mortgage (P&I): −$286
• Tax est. 1.5%: −$68 /mo · $818/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $344

Break-even live

Break-even rent $477

Max offer price $54,500

Occupancy floor 57%

Sensitivity live

Price	-10% $382	-5% $363	+0% $344	+5% $325	+10% $306
Rent	-10% $272	-5% $308	+0% $344	+5% $380	+10% $416
Rate	-1.0pp $371	-0.5pp $358	base $344	+0.5pp $330	+1.0pp $315

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Anderson St New Iberia, LA	2.0	1.0	950	$650	$0.68	44d	1	0.29mi
212 Hacker St New Iberia, LA	2.0	1.0	1000	$950	$0.95	44d	1	1.03mi
2118 W Old Spanish Trl New Iberia, LA	1.0–3.0	1.0–2.0	1013	$1,442	$1.42	14d	23	1.05mi
1500 Adam St New Iberia, LA	2.0	1.0	800	$850	$1.06	44d	1	1.06mi
419 Charles St New Iberia, LA	1.0	1.0	800	$600	$0.75	44d	1	1.07mi
211 San Jose St New Iberia, LA	3.0	2.0	1397	$1,595	$1.14	14d	1	1.15mi
713 W Admiral Doyle Dr New Iberia, LA	2.0	1.0	830	$938	$1.13	14d	5	1.33mi

Listing history 17 events

1. 2026-06-18
   days on market $54,500 Active 57 DOM
2. 2026-06-17
   days on market $54,500 Active 56 DOM
3. 2026-06-16
   days on market $54,500 Active 55 DOM
4. 2026-06-15
   days on market $54,500 Active 54 DOM
5. 2026-06-14
   days on market $54,500 Active 52 DOM
6. 2026-06-13
   days on market $54,500 Active 51 DOM
7. 2026-06-10
   days on market $54,500 Active 49 DOM
8. 2026-06-09
   days on market $54,500 Active 48 DOM
9. 2026-06-08
   days on market $54,500 Active 47 DOM
10. 2026-06-07
    days on market $54,500 Active 46 DOM
11. 2026-06-05
    days on market $54,500 Active 43 DOM
12. 2026-06-03
    days on market $54,500 Active 42 DOM
13. 2026-06-02
    days on market $54,500 Active 41 DOM
14. 2026-06-01
    days on market $54,500 Active 40 DOM
15. 2026-05-31
    days on market $54,500 Active 39 DOM
16. 2026-05-30
    days on market $54,500 Active 38 DOM
17. 2026-04-22
    listed $54,500 Active 283-char remark

    Show marketing remark (283 chars)

    Main Street Cottage style home in New Iberia. This 2-bedroom 1 bath home has the original wood floors, living room with fireplace, separate dining area and lots of potential. Tenant occupied so would make a great investment property. Large 2 car carport/shed in the rear of the home.

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $10,946
• − Mortgage interest: −$3,053
• − Property taxes: −$818
• − Insurance: −$272
• − Repairs & maintenance: −$876
• − Management: −$876
• − Depreciation: −$1,585
• Taxable income: $3,466
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $3,296/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 · 7 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bath home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Kitchen appliances — Old and worn, need replacement.
• Major Bathtub and shower — Dated and in need of cleaning and possibly replacement.
• Major Exterior siding — Peeling and weathered, needs repainting or replacement.
• Major Hardwood floors — Worn and need refinishing or replacement.
• Major Paint — Chipped and faded, needs repainting.
• Major Windows — Stained curtains and drafty, need new windows or caulking.
• Major HVAC units — Old and may need servicing or replacement.
• Major Landscaping — Sparse and in need of maintenance and landscaping improvements.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint can improve the home's appearance and value.
• Both Replace kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Install new windows — New windows can improve energy efficiency and curb appeal.
• Both Refinish hardwood floors — Refinished floors can add value and appeal to potential buyers.
• Both Landscaping and curb appeal improvements — A well-maintained exterior can attract more interest and increase the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Old and worn, need replacement.	Major	$15,000–50,000
Bathtub and shower · Dated and in need of cleaning and possibly replacement.	Major	$15,000–50,000
Exterior siding · Peeling and weathered, needs repainting or replacement.	Major	$15,000–50,000
Hardwood floors · Worn and need refinishing or replacement.	Major	$15,000–50,000
Paint · Chipped and faded, needs repainting.	Major	$15,000–50,000
Windows · Stained curtains and drafty, need new windows or caulking.	Major	$15,000–50,000
HVAC units · Old and may need servicing or replacement.	Major	$15,000–50,000
Landscaping · Sparse and in need of maintenance and landscaping improvements.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint can improve the home's appearance and value. ↑
• Both Replace kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Install new windows — New windows can improve energy efficiency and curb appeal. ↑
• Both Refinish hardwood floors — Refinished floors can add value and appeal to potential buyers. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can attract more interest and increase the home's 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: 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): 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

• 2026-04-22 Listed $54,500 AcadianaMLS