205 Ann St · New Iberia, LA 70560

$38,000

2 bd · 1.5 ba · 1,263 sqft · Other · 230 Days on market

6,969 sqft lot $30/sqft · 29% below area Est $54k · 29% under ↓ 12% since listing

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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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer Upper! Create your very own floor plan. Gutted inside with new floated sheetrock on most walls and ceilings. Possibilities galore! Would make a great Airbnb, rental or our own personal residence located 1 block off Main Street.

Key facts

• 6,969 sq ft lot
• Listed 230 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $38k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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; 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 $263 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $27k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $33,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 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: 2.50% ✓
• Cap rate: 22.99%
• Cash-on-cash: 59.65%
• DSCR: 3.65
• GRM: 3.3

CMA / ARV

• ARV (median comp): $53,618
• List price: $38,000
• Delta: -29.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.3%
• Equity multiple: 3.59×
• Total profit: $27,516
• Equity at exit: $5,666

10-year hold

• IRR: 63.1%
• Equity multiple: 7.32×
• Total profit: $67,291
• Equity at exit: $3,286

Cash invested: $10,640 (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: 3.3×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$7 /mo · $78/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $529

Break-even live

Break-even rent $281

Max offer price $38,000

Occupancy floor 39%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Hacker St New Iberia, LA	2.0	1.0	1000	$950	$0.95	43d	1	0.76mi

Listing history 22 events

1. 2026-06-18
   days on market $38,000 Active 230 DOM
2. 2026-06-17
   days on market $38,000 Active 229 DOM
3. 2026-06-16
   days on market $38,000 Active 228 DOM
4. 2026-06-15
   days on market $38,000 Active 227 DOM
5. 2026-06-14
   days on market $38,000 Active 225 DOM
6. 2026-06-13
   days on market $38,000 Active 224 DOM
7. 2026-06-10
   days on market $38,000 Active 222 DOM
8. 2026-06-09
   days on market $38,000 Active 221 DOM
9. 2026-06-08
   days on market $38,000 Active 220 DOM
10. 2026-06-07
    days on market $38,000 Active 219 DOM
11. 2026-06-05
    days on market $38,000 Active 216 DOM
12. 2026-06-03
    days on market $38,000 Active 215 DOM
13. 2026-06-02
    days on market $38,000 Active 214 DOM
14. 2026-06-01
    days on market $38,000 Active 213 DOM
15. 2026-05-31
    days on market $38,000 Active 212 DOM
16. 2026-05-30
    days on market $38,000 Active 211 DOM
17. 2025-10-29
    listed $38,000 Active 237-char remark

    Show marketing remark (237 chars)

    Fixer Upper! Create your very own floor plan. Gutted inside with new floated sheetrock on most walls and ceilings. Possibilities galore! Would make a great Airbnb, rental or our own personal residence located 1 block off Main Street.

18. 2024-08-21
    soldstatus $27,000 Sold 48-char remark

    Show marketing remark (48 chars)

    Calling All Investors! 2 BR 1.5 Bath Fixer Upper

19. 2024-07-31
    status Pending 48-char remark

    Show marketing remark (48 chars)

    Calling All Investors! 2 BR 1.5 Bath Fixer Upper

20. 2024-07-19
    listed $31,000 Active 48-char remark

    Show marketing remark (48 chars)

    Calling All Investors! 2 BR 1.5 Bath Fixer Upper

21. 2008-10-09
    soldstatus $10,000
22. 2006-08-10
    soldstatus $43,000

ⓘ 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: $78 · $7/mo
• Projected year-2 tax: $209 · $17/mo
• Expected delta: +$131/yr (+$11/mo · 167.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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: $11,400
• − Mortgage interest: −$2,129
• − Property taxes: −$78
• − Insurance: −$190
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,105
• Taxable income: $6,074
• Est. tax owed @ 24.0%: −$1,458
• After-tax cash flow: $4,889/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): 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

-11.6% since first listed

6 events — show timeline

• 2025-10-29 Listed $38,000 AcadianaMLS
• 2024-08-21 Sold (MLS) $27,000 AcadianaMLS
• 2024-07-31 Pending — AcadianaMLS
• 2024-07-19 Listed $31,000 AcadianaMLS
• 2008-10-09 Sold (Public Records) $10,000 Public Records
• 2006-08-10 Sold (Public Records) $43,000 Public Records

Property tax history

-17.0%/yr

Latest (2025): $78 · -83.2% YoY. Source: county tax records.