4008 South Dr · New Iberia, LA 70563

$134,300

4 bd · 2.0 ba · 1,829 sqft · SingleFamily · 169 Days on market

Built 1970 $73/sqft · 24% below area Est $178k · 24% under ↓ 46% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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 MLS

Great Opportunity to own this single-family home built in 1970 featuring 4 bedrooms and 2 bathrooms. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Taxes, HOA, and Municipal/Utility Liens by Seller (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. *** List Price $134,300.

Key facts

• Parking
• Built 1970
• Listed 169 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Market conditions: 141 active listings in the ZIP; 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 $929 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $118,184 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 6.4

CMA / ARV

• ARV (median comp): $177,619
• List price: $134,300
• Delta: -24.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Wicklow Blvd	0.17mi	3/3.0 (-1)	1,890 (+3%)	0mo	$256,500	$136	77
307 East Dr	0.21mi	4/1.5	1,677 (-8%)	5mo	$172,500	$103	71
205 Belair Dr	0.07mi	3/2.0 (-1)	1,700 (-7%)	12mo	$190,000	$112	70
4216 South Dr	0.30mi	3/2.0 (-1)	1,963 (+7%)	6mo	$310,000	$158	64
804 Barrow St	0.60mi	4/2.0	1,773 (-3%)	15mo	$190,000	$107	55
103 Bonnet St	0.74mi	3/2.0 (-1)	1,824 (-0%)	8mo	$110,000	$60	53
607 Barrow St	0.60mi	3/2.0 (-1)	1,692 (-8%)	3mo	$249,000	$147	52
2402 Terre Ruelle Dr	0.55mi	4/2.0	2,088 (+14%)	1mo	$295,000	$141	50
614 Barrow St	0.58mi	4/2.0	1,684 (-8%)	15mo	$207,990	$124	47
709 Timberstone Dr	0.70mi	4/2.0	1,684 (-8%)	8mo	$222,000	$132	47
800 Barrow St	0.60mi	4/2.0	1,684 (-8%)	14mo	$198,990	$118	47
1400 Bonnet St	0.73mi	3/2.0 (-1)	1,667 (-9%)	6mo	$245,000	$147	42

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $11,393
• Equity at exit: $20,025

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $52,560
• Equity at exit: $11,612

Cash invested: $37,604 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$704
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $521

Break-even live

Break-even rent $1,082

Max offer price $134,300

Occupancy floor 65%

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: $33,575
• Closing costs: $4,029
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $134,300 Active 169 DOM
2. 2026-06-17
   days on market $134,300 Active 168 DOM
3. 2026-06-16
   days on market $134,300 Active 167 DOM
4. 2026-06-15
   days on market $134,300 Active 166 DOM
5. 2026-06-14
   days on market $134,300 Active 164 DOM
6. 2026-06-13
   days on market $134,300 Active 163 DOM
7. 2026-06-10
   days on market $134,300 Active 161 DOM
8. 2026-06-09
   days on market $134,300 Active 160 DOM
9. 2026-06-08
   days on market $134,300 Active 159 DOM
10. 2026-06-07
    days on market $134,300 Active 158 DOM
11. 2026-06-05
    days on market $134,300 Active 155 DOM
12. 2026-06-03
    days on market $134,300 Active 154 DOM
13. 2026-06-02
    days on market $134,300 Active 153 DOM
14. 2026-06-01
    days on market $134,300 Active 152 DOM
15. 2026-05-31
    days on market $134,300 Active 151 DOM
16. 2026-05-30
    days on market $134,300 Active 150 DOM
17. 2025-09-16
    listed $134,300 Active 329-char remark

    Show marketing remark (340 chars)

    Great Opportunity to own this single-family home built in 1970 featuring 4 bedrooms and 2 bathrooms. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Taxes, HOA, and Municipal/Utility Liens by Seller (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * List Price $134,300.

18. 2025-09-16
    listed $134,300 Active 340-char remark

    Show marketing remark (340 chars)

    Great Opportunity to own this single-family home built in 1970 featuring 4 bedrooms and 2 bathrooms. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Taxes, HOA, and Municipal/Utility Liens by Seller (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * List Price $134,300.

19. 2023-05-17
    soldstatus $229,900
20. 2023-05-05
    soldstatus $229,900 Sold
21. 2023-03-02
    historical Contingent (No Show)
22. 2023-02-24
    price $229,900
23. 2023-01-18
    price $235,000
24. 2023-01-17
    listed $248,500 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: $1,132 · $94/mo
• Projected year-2 tax: $1,132 · $94/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 · 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: $20,892
• − Mortgage interest: −$7,523
• − Property taxes: −$1,132
• − Insurance: −$672
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$3,907
• Taxable income: $4,317
• Est. tax owed @ 24.0%: −$1,036
• After-tax cash flow: $5,214/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

• 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

-46.0% since first listed

8 events — show timeline

• 2025-09-16 Listed $134,300 GSREIN
• 2025-09-16 Listed $134,300 AcadianaMLS
• 2023-05-17 Sold (Public Records) $229,900 Public Records
• 2023-05-05 Sold (MLS) $229,900 AcadianaMLS
• 2023-03-02 Contingent — AcadianaMLS
• 2023-02-24 Price Changed $229,900 AcadianaMLS
• 2023-01-18 Price Changed $235,000 AcadianaMLS
• 2023-01-17 Listed $248,500 AcadianaMLS

Property tax history

+1.2%/yr

Latest (2025): $1,132 · +1.6% YoY. Source: county tax records.