Justin Plan · Cade, LA 70560

$250,500

4 bd · 2.0 ba · 1,874 sqft · SingleFamily · 919 Days on market

Excellent condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Find yourself at the Justin plan in New Iberia, Louisiana, a beautiful new home in our Coteau Ridge Community. Inside the Justin Plan, you will find 4 bedrooms, 2 bathrooms and just over 1,800 square feet of comfortable living. As you enter the home, you are greeted with an inviting entryway leading to bedroom 4 and your full guest bathroom. Further down the entryway you are met with a hall leading to bedroom 2, bedroom 3, access to your 2-car garage and your laundry room, perfectly located for dirty shoes. The living area is an open concept, where your kitchen, living, and dining areas blend smoothly into a space. The living areas are completed with hard surface flooring and the wet areas include tile flooring. The dining area in the Justin Plan is sure to catch your eye, with plenty of room for everyone. The kitchen features shaker-style cabinets and beautiful granite countertops. The kitchen island presents a built-in sink and dishwasher. There's also a walk-in pantry and stainless-steel gas range and microwave, for function and style. The main bedroom is separately tucked away off the living area, away from the other three bedrooms and includes an ensuite bathroom and large walk-in closet. In your privately placed primary room, you will find a relaxing garden tub and shower. The appealing exteriors are finalized with modern brick and accent colors, fully sodded yards, and low maintenance landscaping. Our Smart Home Technology Package is included in every home and is

Key facts

• 2 garage spots
• Listed 918 days

🏗️ New construction. The $250,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $249,279.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 $7k 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 $70k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 919 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 919 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: 1.60% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.71%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $249,279
• List price: $250,500
• Delta: 0.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1601 Colonel Rdg	0.07mi	4/2.0	1,874 (0%)	2mo	$255,500	$136	94
1514 Colonel Rdg	0.13mi	4/2.0	1,874 (0%)	1mo	$250,500	$134	94
1513 Colonel Rdg	0.10mi	4/2.0	1,836 (-2%)	1mo	$247,500	$135	91
1518 Colonel Rdg	0.08mi	4/2.0	1,836 (-2%)	2mo	$250,000	$136	91
1519 Colonel Rdg	0.10mi	4/2.0	1,706 (-9%)	3mo	$240,500	$141	78
1515 Colonel Rdg	0.09mi	5/3.0 (+1)	2,087 (+11%)	1mo	$267,500	$128	67
1517 Colonel Rdg	0.08mi	3/2.0 (-1)	1,616 (-14%)	2mo	$234,500	$145	67
1605 Penrose Rdg	0.12mi	5/3.0 (+1)	2,087 (+11%)	3mo	$272,500	$131	64
1609 Penrose Rdg	0.10mi	3/2.0 (-1)	1,613 (-14%)	4mo	$237,000	$147	64
1518 Ashland Rdg	0.18mi	5/3.0 (+1)	2,087 (+11%)	3mo	$267,500	$128	62
1507 Highland Dr	0.17mi	5/3.0 (+1)	2,087 (+11%)	4mo	$267,500	$128	61
1600 Ashland Rdg	0.21mi	3/2.0 (-1)	1,613 (-14%)	5mo	$234,500	$145	58

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: 18.1%
• Equity multiple: 1.73×
• Total profit: $51,208
• Equity at exit: $37,168

10-year hold

• IRR: 26.5%
• Equity multiple: 3.33×
• Total profit: $162,711
• Equity at exit: $21,553

Cash invested: $69,798 (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: 5.2×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,307
• Tax est. 1.5%: −$312 /mo · $3,739/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,437

Break-even live

Break-even rent $2,181

Max offer price $249,279

Occupancy floor 59%

Sensitivity live

Price	-10% $1,610	-5% $1,523	+0% $1,437	+5% $1,351	+10% $1,265
Rent	-10% $1,121	-5% $1,279	+0% $1,437	+5% $1,595	+10% $1,753
Rate	-1.0pp $1,563	-0.5pp $1,501	base $1,437	+0.5pp $1,373	+1.0pp $1,307

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: $62,320
• Closing costs: $7,478
• 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	0.04mi

Listing history 18 events

1. 2026-06-18
   days on market $250,500 Active 919 DOM
2. 2026-06-17
   days on market $250,500 Active 918 DOM
3. 2026-06-16
   days on market $250,500 Active 917 DOM
4. 2026-06-15
   days on market $250,500 Active 916 DOM
5. 2026-06-14
   days on market $250,500 Active 914 DOM
6. 2026-06-13
   days on market $250,500 Active 913 DOM
7. 2026-06-10
   days on market $250,500 Active 911 DOM
8. 2026-06-09
   days on market $250,500 Active 910 DOM
9. 2026-06-08
   days on market $250,500 Active 909 DOM
10. 2026-06-07
    days on market $250,500 Active 908 DOM
11. 2026-06-05
    days on market $250,500 Active 905 DOM
12. 2026-06-03
    days on market $250,500 Active 904 DOM
13. 2026-06-02
    days on market $250,500 Active 903 DOM
14. 2026-06-01
    days on market $250,500 Active 902 DOM
15. 2026-05-31
    days on market $250,500 Active 901 DOM
16. 2026-05-30
    days on market $250,500 Active 900 DOM
17. 2024-03-14
    price $250,500 1494-char remark

    Show marketing remark (1494 chars)

    Find yourself at the Justin plan in New Iberia, Louisiana, a beautiful new home in our Coteau Ridge Community. Inside the Justin Plan, you will find 4 bedrooms, 2 bathrooms and just over 1,800 square feet of comfortable living. As you enter the home, you are greeted with an inviting entryway leading to bedroom 4 and your full guest bathroom. Further down the entryway you are met with a hall leading to bedroom 2, bedroom 3, access to your 2-car garage and your laundry room, perfectly located for dirty shoes. The living area is an open concept, where your kitchen, living, and dining areas blend smoothly into a space. The living areas are completed with hard surface flooring and the wet areas include tile flooring. The dining area in the Justin Plan is sure to catch your eye, with plenty of room for everyone. The kitchen features shaker-style cabinets and beautiful granite countertops. The kitchen island presents a built-in sink and dishwasher. There's also a walk-in pantry and stainless-steel gas range and microwave, for function and style. The main bedroom is separately tucked away off the living area, away from the other three bedrooms and includes an ensuite bathroom and large walk-in closet. In your privately placed primary room, you will find a relaxing garden tub and shower. The appealing exteriors are finalized with modern brick and accent colors, fully sodded yards, and low maintenance landscaping. Our Smart Home Technology Package is included in every home and is

18. 2023-12-13
    listed $245,500 Active 1494-char remark

    Show marketing remark (1494 chars)

    Find yourself at the Justin plan in New Iberia, Louisiana, a beautiful new home in our Coteau Ridge Community. Inside the Justin Plan, you will find 4 bedrooms, 2 bathrooms and just over 1,800 square feet of comfortable living. As you enter the home, you are greeted with an inviting entryway leading to bedroom 4 and your full guest bathroom. Further down the entryway you are met with a hall leading to bedroom 2, bedroom 3, access to your 2-car garage and your laundry room, perfectly located for dirty shoes. The living area is an open concept, where your kitchen, living, and dining areas blend smoothly into a space. The living areas are completed with hard surface flooring and the wet areas include tile flooring. The dining area in the Justin Plan is sure to catch your eye, with plenty of room for everyone. The kitchen features shaker-style cabinets and beautiful granite countertops. The kitchen island presents a built-in sink and dishwasher. There's also a walk-in pantry and stainless-steel gas range and microwave, for function and style. The main bedroom is separately tucked away off the living area, away from the other three bedrooms and includes an ensuite bathroom and large walk-in closet. In your privately placed primary room, you will find a relaxing garden tub and shower. The appealing exteriors are finalized with modern brick and accent colors, fully sodded yards, and low maintenance landscaping. Our Smart Home Technology Package is included in every home and is

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$13,964
• − Property taxes: −$3,739
• − Insurance: −$1,246
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$7,252
• Taxable income: $14,119
• Est. tax owed @ 24.0%: −$3,389
• After-tax cash flow: $13,859/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

The home is in excellent condition with no visible signs of damage or wear. It is move-in ready and has a clean and modern interior with a well-maintained exterior. The home has a good foundation and structure, and the HVAC and mechanical systems are in good condition. The home has a good location with a clean driveway and a tidy front yard. The home has a good potential for value increase with painting the exterior and interior walls and upgrading the flooring in the kitchen and living areas.

Value-add opportunities

• Resale Painting the exterior and interior walls — Painting the exterior and interior walls can enhance the curb appeal and overall aesthetic of the home, making it more attractive to potential buyers.
• Resale Landscaping the front yard — Landscaping the front yard can enhance the curb appeal and overall aesthetic of the home, making it more attractive to potential buyers.
• Both Upgrading the flooring in the kitchen and living areas — Upgrading the flooring in the kitchen and living areas can improve the overall aesthetic of the home and increase its value, both for resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Painting the exterior and interior walls can enhance the curb appeal and overall aesthetic of the home, making it more attractive to potential buyers. ↑
• Resale Landscaping the front yard — Landscaping the front yard can enhance the curb appeal and overall aesthetic of the home, making it more attractive to potential buyers. ↑
• Both Upgrading the flooring in the kitchen and living areas — Upgrading the flooring in the kitchen and living areas can improve the overall aesthetic of the home and increase its value, both for resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 87
• 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

+2.0% since first listed

2 events — show timeline

• 2024-03-14 Price Changed $250,500 Zillow
• 2023-12-13 Listed $245,500 Zillow