172 Eckart Dr · New Iberia, LA 70560

$150,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 2 Days on market

0.25 ac lot Est $168k · 11% 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 +26.5/30.0
• ARV discount +12.3/15.0
• DSCR +9.1/10.0
• 1% rule +6.0/10.0
• 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

SELLER OFFERING $5,000 TOWARDS CLOSING COSTS! Welcome to this charming cottage-style home, featuring three well-sized bedrooms and two bathrooms; spanning approximately 1,600 sq'. This residence provides comfort and convenience. The open kitchen and dining area create a welcoming environment for everyday living and entertaining guests. The kitchen is equipped with ample cabinetry and counter space. Throughout the home, there is vinyl wood flooring (NO CARPET) that are easy to maintain and enhance the clean, fresh feel of the space. Step outside to a large backyard, ideal for outdoor activities, gardening, or relaxing in your personal outdoor retreat. Located in friendly neighborhood, this h

Key facts

• 0.25 acre lot
• 2 parking spots
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.5% 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: Daspit Road Elementary School (math 42% / reading 41%, grade F, #212 of 646 statewide, top 33%, 478 students, 73% FRL); Belle Place Middle School (math 31% / reading 54%, grade D-, #57 of 218 statewide, top 26%, 413 students, 65% FRL); Westgate High School (math 17% / reading 37%, grade F, #136 of 265 statewide, top 55%, 993 students, 77% FRL).
• Market conditions: 237 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $150,000

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: 1.10% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $168,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Eckart Dr	0.00mi	3/2.0	1,600 (0%)	0mo	$150,000	$94	100
302 East Santa Clara St	0.30mi	3/2.0	1,728 (+8%)	2mo	$270,000	$156	71
129 Dalton Dr	0.16mi	3/2.0	1,750 (+9%)	12mo	$199,000	$114	66
122 Alameda St	0.49mi	3/2.0	1,660 (+4%)	7mo	$188,500	$114	66
303 Kathryn St	0.36mi	3/1.5	1,721 (+8%)	5mo	$180,000	$105	64
508 Juarez St	0.47mi	3/3.0	1,500 (-6%)	1mo	$185,000	$123	63
305 Daspit Rd	0.37mi	2/2.0 (-1)	1,541 (-4%)	15mo	$15,500	$10	59
1015 Greenbriar St	0.67mi	4/2.0 (+1)	1,565 (-2%)	4mo	$150,000	$96	57
126 Santa Ines St	0.38mi	3/1.5	1,405 (-12%)	9mo	$152,800	$109	53
111 W Saltilla St	0.40mi	3/2.0	1,766 (+10%)	14mo	$175,000	$99	52
600 E Santa Clara St	0.50mi	3/2.5	1,830 (+14%)	1mo	$95,000	$52	49
110 W Tampico St	0.64mi	3/2.0	1,472 (-8%)	11mo	$135,000	$92	48

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,006
• Equity at exit: $22,365

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $33,308
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $398

Break-even live

Break-even rent $1,141

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $483	-5% $441	+0% $398	+5% $356	+10% $313
Rent	-10% $268	-5% $333	+0% $398	+5% $463	+10% $528
Rate	-1.0pp $474	-0.5pp $436	base $398	+0.5pp $359	+1.0pp $320

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 San Jose St New Iberia, LA	3.0	2.0	1397	$1,595	$1.14	14d	1	0.35mi
2118 W Old Spanish Trl New Iberia, LA	1.0–3.0	1.0–2.0	1013	$1,708	$1.69	14d	23	0.70mi
919 Russo St New Iberia, LA	3.0	2.0	1520	$1,800	$1.18	21d	1	0.92mi
309 Springfield St New Iberia, LA	3.0	2.0	1192	$1,500	$1.26	14d	1	1.19mi

Listing history 31 events

1. 2026-04-18
   status Pending
2. 2026-04-16
   listed $150,000 Active
3. 2025-12-02
   price $149,000
4. 2025-09-17
   price $153,000
5. 2025-05-21
   price $157,000
6. 2025-04-10
   price $159,000
7. 2025-02-25
   price $160,000
8. 2025-02-19
   price $165,000
9. 2025-02-06
   status Active
10. 2025-01-13
    listed $170,000 Active
11. 2024-10-03
    listed $170,000 Active
12. 2022-09-13
    soldstatus $139,000 Sold
13. 2022-09-13
    soldstatus $139,000
14. 2022-08-19
    status Pending
15. 2022-08-07
    status Active
16. 2022-08-02
    status Pending
17. 2022-07-29
    status Active
18. 2022-06-26
    status Pending
19. 2022-06-22
    status Active
20. 2022-06-15
    status Pending
21. 2022-06-13
    listed $139,000 Active
22. 2019-08-20
    listed $135,000
23. 2018-12-20
    soldstatus $38,000
24. 2018-09-08
    listed $38,900
25. 2018-08-14
    soldstatus $29,000
26. 2018-07-19
    listed $65,000
27. 2015-06-24
    listed $95,000
28. 2007-01-16
    soldstatus
29. 2004-02-04
    soldstatus
30. 2003-09-09
    soldstatus
31. 2003-04-29
    soldstatus

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$198/yr (+$16/mo · 31.5%)

ⓘ 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 · 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: $19,743
• − Mortgage interest: −$8,402
• − Property taxes: −$627
• − Insurance: −$750
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$4,364
• Taxable income: $2,441
• Est. tax owed @ 24.0%: −$586
• After-tax cash flow: $4,194/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

+57.9% since first listed

31 events — show timeline

• 2026-04-18 Pending — AcadianaMLS
• 2026-04-16 Listed $150,000 AcadianaMLS
• 2025-12-02 Price Changed $149,000 AcadianaMLS
• 2025-09-17 Price Changed $153,000 AcadianaMLS
• 2025-05-21 Price Changed $157,000 AcadianaMLS
• 2025-04-10 Price Changed $159,000 AcadianaMLS
• 2025-02-25 Price Changed $160,000 AcadianaMLS
• 2025-02-19 Price Changed $165,000 AcadianaMLS
• 2025-02-06 Relisted — AcadianaMLS
• 2025-01-13 Listed $170,000 AcadianaMLS
• 2024-10-03 Listed $170,000 AcadianaMLS
• 2022-09-13 Sold (Public Records) $139,000 Public Records
• 2022-09-13 Sold (MLS) $139,000 AcadianaMLS
• 2022-08-19 Pending — AcadianaMLS
• 2022-08-07 Relisted — AcadianaMLS
• 2022-08-02 Pending — AcadianaMLS
• 2022-07-29 Relisted — AcadianaMLS
• 2022-06-26 Pending — AcadianaMLS
• 2022-06-22 Relisted — AcadianaMLS
• 2022-06-15 Pending — AcadianaMLS
• 2022-06-13 Listed $139,000 AcadianaMLS
• 2019-08-20 Listed $135,000 AcadianaMLS
• 2018-12-20 Sold (MLS) $38,000 AcadianaMLS
• 2018-09-08 Listed $38,900 AcadianaMLS
• 2018-08-14 Sold (MLS) $29,000 AcadianaMLS
• 2018-07-19 Listed $65,000 AcadianaMLS
• 2015-06-24 Listed $95,000 AcadianaMLS
• 2007-01-16 Sold (Public Records) — Public Records
• 2004-02-04 Sold (Public Records) — Public Records
• 2003-09-09 Sold (Public Records) — Public Records
• 2003-04-29 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $627 · +2.0% YoY. Source: county tax records.