311 Duperier Ave · New Iberia, LA 70563

$185,000

3 bd · 2.0 ba · 2,070 sqft · SingleFamily · 3 Days on market

0.31 ac lot Est $207k · 11% under

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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 +20.8/30.0
• ARV discount +12.3/15.0
• DSCR +6.6/10.0
• 1% rule +4.1/10.0
• 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 magnificent circa 1865 home is a rare piece of living history - beautifully preserved and lovingly maintained through the generations. Soaring 10-foot ceilings and an abundance of natural light create a bright, airy atmosphere that is both timeless and welcoming. The home offers three bedrooms, including a generous primary suite with a private bath, seating area and ample closet space. The kitchen is efficiently designed, complete with all appliances and a charming snack bar. A spacious formal living and dining room provides an elegant setting for entertaining, while the rear of the home opens into a large den featuring a fireplace, wet bar, and walls of rich, character-filled pecky cy

Key facts

• Snack bar
• Large den
• Private bath

Tags

• 10 FOOT CEILINGS
• NATURAL LIGHT
• PRIVATE BATH
• SNACK BAR
• FORMAL LIVING AND DINING ROOM
• LARGE DEN

Property features AI

Exterior

• Parking: Carport (1 covered space); Open parking (total 1 space)
• Utilities: Public sewer; Electric service by CLECO
• Home design: Single family residence; City street frontage
• Construction: Wood siding/frame construction; Metal roof
• Exterior features: Outdoor lighting; Covered and open porch/patio; Chain link fencing; RV/boat storage; Shed(s); Storage; Workshop

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Gas stove/convection
• Flooring: Brick; Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Beamed ceilings; Bookcases; Built-in features; Walk-in closet(s); Wet bar; Formica counters; Window treatments; Double-pane windows; One gas fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (8.8% below list).
• Recommended offer: $169k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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.
• Zoned schools: North Lewis Elementary School (math 43% / reading 57%, grade D+, #125 of 646 statewide, top 20%, 520 students, 54% FRL); Belle Place Middle School (math 31% / reading 54%, grade D-, #57 of 218 statewide, top 26%, 413 students, 65% FRL); New Iberia Senior High School (math 35% / reading 52%, grade F, #64 of 265 statewide, top 24%, 1,449 students, 62% FRL).
• Market conditions: 141 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $6k 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 3 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 $168,782 (8.8% below list)

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: 0.91% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $207,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Duperier Ave	0.31mi	3/2.0	2,108 (+2%)	0mo	$125,000	$59	82
601 Napoleon Ave	0.32mi	3/2.5	2,165 (+5%)	1mo	$247,000	$114	75
510 Ashton St	0.36mi	2/2.0 (-1)	2,000 (-3%)	1mo	$105,500	$53	72
3 Carmel Bnd	0.45mi	3/2.0	1,977 (-4%)	3mo	$330,000	$167	70
37 Prairie Ave	0.61mi	3/2.0	1,988 (-4%)	7mo	$198,000	$100	59
102 Myrtle Oak Dr	0.62mi	4/2.0 (+1)	2,267 (+10%)	1mo	$130,000	$57	50
504 Loreauville Rd	0.64mi	3/3.0	2,238 (+8%)	8mo	$265,000	$118	46
418 Birch St	0.62mi	4/2.0 (+1)	1,828 (-12%)	2mo	$182,000	$100	45
403 Azalea Dr	0.59mi	3/2.0	2,344 (+13%)	9mo	$165,000	$70	43
309 Azalea Dr	0.60mi	4/2.0 (+1)	1,800 (-13%)	3mo	$160,000	$89	42
122 French St	0.61mi	2/2.5 (-1)	1,793 (-13%)	1mo	$155,000	$86	41
413 Jacqueline Dr	0.67mi	4/2.0 (+1)	2,303 (+11%)	11mo	$230,000	$100	36

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-13,831
• Equity at exit: $27,584

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $8,478
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$31 /mo · $373/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $255

Break-even live

Break-even rent $1,365

Max offer price $185,000

Occupancy floor 80%

Sensitivity live

Price	-10% $360	-5% $307	+0% $255	+5% $-9	+10% $-73
Rent	-10% $122	-5% $188	+0% $255	+5% $322	+10% $388
Rate	-1.0pp $348	-0.5pp $302	base $255	+0.5pp $207	+1.0pp $158

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Guadalajara St New Iberia, LA	3.0	2.0	2278	$1,600	$0.70	21d	1	1.22mi
919 Russo St New Iberia, LA	3.0	2.0	1520	$1,800	$1.18	21d	1	1.26mi

Listing history 1 events

1. 2026-05-20
   listed $185,000 Active

ⓘ 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: $373 · $31/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$645/yr (+$54/mo · 172.8%)

ⓘ 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: $20,254
• − Mortgage interest: −$10,363
• − Property taxes: −$373
• − Insurance: −$925
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$5,382
• Taxable loss: −$29
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $3,068/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

1 event — show timeline

• 2026-05-20 Listed $185,000 AcadianaMLS

Property tax history

-2.2%/yr

Latest (2025): $373 · +2.0% YoY. Source: county tax records.