1470 Providence St · New Iberia, LA 70560

$120,000

3 bd · 2.0 ba · 1,521 sqft · SingleFamily · 4 Days on market

6,534 sqft lot Est $117k · at est.

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Why this score? — see what drove the C 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +6.4/15.0
• 1% rule +5.3/10.0
• 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

This well-maintained, move-in ready residence offers an open and functional floor plan, with the living area flowing naturally into the dining room and kitchen. The kitchen is equipped with tiled countertops and all appliances are included. An expansive bonus room adjacent to the kitchen provides versatile space suitable for a home office, media room, or entertainment area. The primary suite includes a private en suite bath featuring a standalone shower. Two additional bedrooms and a full bath complete the interior. Durable ceramic tile and wood laminate flooring are found throughout -- no carpet anywhere in the home. The outdoor living space is equally impressive, featuring a large covered

Key facts

• Expansive bonus room
• Open floor plan
• Privacy fencing

Tags

• OPEN FLOOR PLAN
• TILED COUNTERTOPS
• EXPANSIVE BONUS ROOM
• PRIVATE EN SUITE BATH
• LARGE COVERED PATIO
• PRIVACY FENCING

Property features AI

Exterior

• Parking: Carport (2 covered spaces, total 2 parking spaces)
• Utilities: Public sewer; Electric service: CLECO
• Home design: Single family residence; City street frontage
• Construction: Brick veneer / brick construction; Composition roof
• Exterior features: Covered, enclosed patio/porch; Shed(s) with storage and workshop; Chain link and wood privacy fencing with gate

Interior

• Kitchen: Dishwasher; Electric stove; Refrigerator
• Flooring: Brick; Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Separate shower; Tile countertops; Window treatments; Aluminum window frames; Lighting
• Laundry & utility: Washer hookup; Electric dryer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.0% 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; 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 $830 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $120,000

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: 1.03% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $117,117
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1607 French St	0.06mi	3/2.0	1,436 (-6%)	15mo	$127,000	$88	75
1410 Center St	0.28mi	3/1.0	1,394 (-8%)	0mo	$147,340	$106	69
1608 French St	0.08mi	3/2.0	1,433 (-6%)	23mo	$107,000	$75	68
918 Inez Ave	0.68mi	3/2.0	1,521 (0%)	9mo	$117,000	$77	60
1605 Iberia St	0.20mi	3/1.5	1,649 (+8%)	22mo	$65,000	$39	57
1511 Elm St	0.60mi	3/2.0	1,480 (-3%)	15mo	$139,900	$95	55
109 Desire St	0.06mi	3/1.5	1,305 (-14%)	22mo	$30,000	$23	53
510 Robert Dr S	0.65mi	3/2.0	1,681 (+10%)	24mo	$167,000	$99	32
1410 S Corinne St	0.58mi	3/1.0	1,320 (-13%)	21mo	$37,000	$28	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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,553
• Equity at exit: $17,892

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $19,368
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $266

Break-even live

Break-even rent $893

Max offer price $120,000

Occupancy floor 73%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-08
   pricestatus $120,000 Pending 4 DOM
2. 2026-06-07
   days on market $110,000 Active 4 DOM
3. 2026-06-03
   remarks 699-char remark
4. 2026-06-03
   listed $110,000 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: $316 · $26/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$344/yr (+$29/mo · 109.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $14,760
• − Mortgage interest: −$6,722
• − Property taxes: −$316
• − Insurance: −$600
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,491
• Taxable income: $1,270
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $2,889/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

1 event — show timeline

• 2026-06-03 Listed $110,000 AcadianaMLS

Property tax history

-2.2%/yr

Latest (2025): $316 · +2.0% YoY. Source: county tax records.