912 W Main St · New Iberia, LA 70560

$115,300

4 bd · 2.0 ba · 1,647 sqft · SingleFamily · 56 Days on market

0.26 ac lot $70/sqft · 5% below area Est $122k · 5% 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
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 1% rule +9.7/10.0
• 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

Investor Opportunity! Situated on a . 25 acre lot, this property features a 1,647 sq ft main home and a 1,037 sq ft guest house. Renovations needed--ideal for investors looking for a flip or income-producing property. Strong value-add potential with two structures on one lot. Sold as-is.

Key facts

• Two structures
• Guest house
• .25 acre lot

Tags

• .25 ACRE LOT
• GUEST HOUSE
• TWO STRUCTURES

Property features AI

Exterior

• Parking: Carport with 3 covered spaces; 3 total parking spaces
• Utilities: Public sewer; Electric service: CLECO
• Home design: Single family residence; Property listed as fixer
• Construction: Brick veneer construction
• Exterior features: Brick veneer exterior

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating and central air

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $797 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($112k) 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 $111,841 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.98%
• DSCR: 2.07
• GRM: 5.7

CMA / ARV

• ARV (median comp): $121,761
• List price: $115,300
• Delta: -5.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
830 W Main St	0.09mi	3/1.0 (-1)	1,466 (-11%)	6mo	$87,000	$59	64
834 W St. Peter St	0.12mi	3/2.0 (-1)	1,769 (+7%)	18mo	$50,000	$28	62
317 Indest St	0.71mi	3/2.0 (-1)	1,572 (-5%)	4mo	$199,500	$127	51
141 Hilltop Cir	0.59mi	3/2.0 (-1)	1,589 (-4%)	14mo	$120,000	$76	50
204 Country Club Dr	0.66mi	3/2.0 (-1)	1,777 (+8%)	14mo	$178,000	$100	39
204 Indest St	0.67mi	3/2.0 (-1)	1,501 (-9%)	19mo	$180,000	$120	33
102 Indest St	0.63mi	3/2.0 (-1)	1,408 (-14%)	14mo	$140,000	$99	30
305 Allen St	0.73mi	3/2.0 (-1)	1,446 (-12%)	15mo	$115,000	$80	28

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: 17.2%
• Equity multiple: 1.69×
• Total profit: $22,372
• Equity at exit: $17,192

10-year hold

• IRR: 25.7%
• Equity multiple: 3.24×
• Total profit: $72,245
• Equity at exit: $9,969

Cash invested: $32,284 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$605
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $645

Break-even live

Break-even rent $879

Max offer price $115,300

Occupancy floor 57%

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: $28,825
• Closing costs: $3,459
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2118 W Old Spanish Trl New Iberia, LA	1.0–3.0	1.0–2.0	1013	$1,708	$1.69	13d	23	1.05mi
211 San Jose St New Iberia, LA	3.0	2.0	1397	$1,595	$1.14	13d	1	1.15mi
919 Russo St New Iberia, LA	3.0	2.0	1520	$1,800	$1.18	21d	1	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $115,300 Active 56 DOM
2. 2026-06-17
   days on market $115,300 Active 55 DOM
3. 2026-06-16
   days on market $115,300 Active 54 DOM
4. 2026-06-15
   days on market $115,300 Active 53 DOM
5. 2026-06-14
   days on market $115,300 Active 51 DOM
6. 2026-06-13
   days on market $115,300 Active 50 DOM
7. 2026-06-10
   days on market $115,300 Active 48 DOM
8. 2026-06-09
   days on market $115,300 Active 47 DOM
9. 2026-06-08
   days on market $115,300 Active 46 DOM
10. 2026-06-07
    days on market $115,300 Active 45 DOM
11. 2026-06-05
    days on market $115,300 Active 42 DOM
12. 2026-06-03
    days on market $115,300 Active 41 DOM
13. 2026-06-02
    days on market $115,300 Active 40 DOM
14. 2026-06-01
    days on market $115,300 Active 39 DOM
15. 2026-05-31
    days on market $115,300 Active 38 DOM
16. 2026-05-30
    days on market $115,300 Active 37 DOM
17. 2026-04-23
    listed $115,300 Active 287-char remark

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $634 · $53/mo
• Expected delta: +$131/yr (+$11/mo · 25.9%)

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

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: $20,352
• − Mortgage interest: −$6,459
• − Property taxes: −$504
• − Insurance: −$576
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$3,354
• Taxable income: $6,203
• Est. tax owed @ 24.0%: −$1,489
• After-tax cash flow: $6,254/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

• 2026-04-23 Listed $115,300 AcadianaMLS

Property tax history

-0.5%/yr

Latest (2025): $504 · +23.3% YoY. Source: county tax records.