5819 Cara Rd · Cade, LA 70560

$275,000

3 bd · 2.0 ba · 1,969 sqft · SingleFamily · 256 Days on market

Built 1990 1.83 ac lot $140/sqft · 13% above area Est $244k · 13% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large country home with many amenities and possibilities. 1.83 acre lot with 18x42 pool, spacious 3 bed, 2 bath home, pool house or mother-in-law suite, storage shed and pond.

Key facts

• Pond
• 1.83 acre lot
• Pool house

Tags

• 1.83 ACRE LOT
• 18X42 POOL
• POOL HOUSE
• STORAGE SHED
• POND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 5.3% in Cade — 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 53/100 on livability (#389 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B; Watch: schools F, amenities F, commute 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 $2k of loan paydown is wiped out by about $8k 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 $77k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; list at $275k implies a 77% gain — meaningful room to come down on a strong offer.

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 $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.45% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.95%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (median comp): $244,112
• List price: $275,000
• Delta: 12.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1514 Colonel Rdg	0.50mi	4/2.0 (+1)	1,874 (-5%)	1mo	$250,500	$134	63
1515 Ashland Rdg	0.44mi	4/2.0 (+1)	1,874 (-5%)	6mo	$252,500	$135	61
1601 Colonel Rdg	0.52mi	4/2.0 (+1)	1,874 (-5%)	2mo	$255,500	$136	61
1516 Ashland Rdg	0.41mi	4/2.0 (+1)	1,836 (-7%)	5mo	$247,500	$135	61
1509 Highland Dr	0.43mi	4/2.0 (+1)	1,874 (-5%)	8mo	$250,500	$134	60
1513 Colonel Rdg	0.53mi	4/2.0 (+1)	1,836 (-7%)	1mo	$247,500	$135	58
1503 Highland Dr	0.43mi	4/2.0 (+1)	1,836 (-7%)	7mo	$247,500	$135	58
1511 Highland Dr	0.43mi	4/2.0 (+1)	1,836 (-7%)	7mo	$247,500	$135	58
1518 Colonel Rdg	0.53mi	4/2.0 (+1)	1,836 (-7%)	2mo	$250,000	$136	57
1601 Ashland Rdg	0.41mi	4/2.0 (+1)	1,706 (-13%)	6mo	$242,500	$142	49
1519 Colonel Rdg	0.52mi	4/2.0 (+1)	1,706 (-13%)	3mo	$240,500	$141	46
1506 Highland Dr	0.43mi	4/2.0 (+1)	1,704 (-14%)	8mo	$244,500	$143	46

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: 15.9%
• Equity multiple: 1.64×
• Total profit: $49,157
• Equity at exit: $41,003

10-year hold

• IRR: 24.5%
• Equity multiple: 3.12×
• Total profit: $163,287
• Equity at exit: $23,777

Cash invested: $77,000 (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: $4,000 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$131 /mo · $1,568/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,473

Break-even live

Break-even rent $2,136

Max offer price $275,000

Occupancy floor 58%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 Saddle Back Rdg New Iberia, LA	4.0	2.0	1874	$4,000	$2.13	21d	1	0.60mi

Listing history 6 events

1. 2026-03-26
   status Active 176-char remark

   Show marketing remark (176 chars)

   Large country home with many amenities and possibilities. 1.83 acre lot with 18x42 pool, spacious 3 bed, 2 bath home, pool house or mother-in-law suite, storage shed and pond.

2. 2026-03-26
   price $275,000 176-char remark

   Show marketing remark (176 chars)

   Large country home with many amenities and possibilities. 1.83 acre lot with 18x42 pool, spacious 3 bed, 2 bath home, pool house or mother-in-law suite, storage shed and pond.

3. 2025-08-22
   listed $300,000 Active 176-char remark

   Show marketing remark (176 chars)

   Large country home with many amenities and possibilities. 1.83 acre lot with 18x42 pool, spacious 3 bed, 2 bath home, pool house or mother-in-law suite, storage shed and pond.

4. 2024-09-06
   price $245,000
5. 2024-04-30
   listed $255,000 Active
6. 2014-07-31
   soldstatus $155,000

ⓘ 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: $1,568 · $131/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$15,404
• − Property taxes: −$1,568
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$8,000
• Taxable income: $13,972
• Est. tax owed @ 24.0%: −$3,353
• After-tax cash flow: $14,318/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 — Cade

• Score: 53/100
• State rank: #389
• US rank: #24247

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment B Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+77.4% since first listed

6 events — show timeline

• 2026-03-26 Relisted — AcadianaMLS
• 2026-03-26 Price Changed $275,000 AcadianaMLS
• 2025-08-22 Listed $300,000 AcadianaMLS
• 2024-09-06 Price Changed $245,000 AcadianaMLS
• 2024-04-30 Listed $255,000 AcadianaMLS
• 2014-07-31 Sold (Public Records) $155,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,568 · +1.6% YoY. Source: county tax records.