336 Indest St · New Iberia, LA 70563

$189,000

3 bd · 2.0 ba · 1,579 sqft · SingleFamily · 97 Days on market

8,276 sqft lot $120/sqft · 10% above area Est $171k · 10% over

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Why this score? — see what drove the D 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 +17.9/30.0
• DSCR +5.6/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and conveniently located near downtown, this sweet 3-bedroom, 2-bath home offers 1,579 square feet of well-designed living space with a desirable split floor plan. The inviting front porch, shaded by a mature live oak tree, provides a welcoming place to relax and enjoy the neighborhood setting. Inside, the home features a functional layout designed for comfortable everyday living. The fully privacy-fenced backyard includes a covered patio, perfect for outdoor entertaining or quiet evenings at home. A spacious shop in the rear offers excellent additional space for storage, hobbies, or a workshop.

Key facts

• Inviting front porch
• Spacious shop
• Covered patio

Tags

• MOVE IN READY
• INVITING FRONT PORCH
• MATURE LIVE OAK TREE
• FULLY PRIVACY FENCED BACKYARD
• COVERED PATIO
• SPACIOUS SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (13.0% below list).
• Recommended offer: $164k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.8% in New Iberia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $6k 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.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $137k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $164,491 (13.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 13% 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 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (median comp): $171,419
• List price: $189,000
• Delta: 10.26%
• 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
333 Indest St	0.03mi	3/2.0	1,545 (-2%)	3mo	$165,000	$107	92
317 Indest St	0.12mi	3/2.0	1,572 (-0%)	4mo	$199,500	$127	90
349 Allen Street Ext	0.05mi	2/1.5 (-1)	1,692 (+7%)	7mo	$169,000	$100	73
227 Pollard Ave	0.37mi	3/2.0	1,650 (+4%)	4mo	$219,500	$133	72
307 Dodson St	0.47mi	3/2.0	1,641 (+4%)	6mo	$150,000	$91	66
405 S Jacqueline Dr	0.55mi	2/2.0 (-1)	1,600 (+1%)	2mo	$190,000	$119	66
201 Allen St	0.29mi	2/2.0 (-1)	1,677 (+6%)	9mo	$109,900	$66	63
414 Ashton St	0.55mi	3/1.5	1,496 (-5%)	5mo	$165,000	$110	59
631 Everette St	0.68mi	3/2.0	1,730 (+10%)	2mo	$155,000	$90	50
425 Missouri St	0.73mi	3/1.5	1,446 (-8%)	7mo	$154,500	$107	44
122 French St	0.66mi	2/2.5 (-1)	1,793 (+14%)	1mo	$155,000	$86	39
107 W St Peter St	0.72mi	3/2.0	1,368 (-13%)	7mo	$180,000	$132	38

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-20,634
• Equity at exit: $28,181

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,312
• Equity at exit: $16,341

Cash invested: $52,920 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $158

Break-even live

Break-even rent $1,445

Max offer price $189,000

Occupancy floor 85%

Sensitivity live

Price	-10% $265	-5% $212	+0% $158	+5% $105	+10% $51
Rent	-10% $28	-5% $93	+0% $158	+5% $223	+10% $288
Rate	-1.0pp $253	-0.5pp $206	base $158	+0.5pp $109	+1.0pp $59

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Springfield St New Iberia, LA	3.0	2.0	1192	$1,500	$1.26	15d	1	1.04mi
919 Russo St New Iberia, LA	3.0	2.0	1520	$1,800	$1.18	22d	1	1.07mi
211 San Jose St New Iberia, LA	3.0	2.0	1397	$1,595	$1.14	15d	1	1.27mi

Listing history 25 events

1. 2026-06-22
   days on market $189,000 Active 97 DOM
2. 2026-06-18
   days on market $189,000 Active 94 DOM
3. 2026-06-17
   days on market $189,000 Active 93 DOM
4. 2026-06-16
   days on market $189,000 Active 92 DOM
5. 2026-06-15
   days on market $189,000 Active 91 DOM
6. 2026-06-14
   days on market $189,000 Active 89 DOM
7. 2026-06-13
   pricedays on market $189,000 Active 88 DOM
8. 2026-06-10
   days on market $199,900 Active 86 DOM
9. 2026-06-09
   days on market $199,900 Active 85 DOM
10. 2026-06-08
    days on market $199,900 Active 84 DOM
11. 2026-06-07
    days on market $199,900 Active 83 DOM
12. 2026-06-05
    days on market $199,900 Active 80 DOM
13. 2026-06-03
    days on market $199,900 Active 79 DOM
14. 2026-06-02
    days on market $199,900 Active 78 DOM
15. 2026-06-01
    days on market $199,900 Active 77 DOM
16. 2026-05-31
    days on market $199,900 Active 76 DOM
17. 2026-05-30
    days on market $199,900 Active 75 DOM
18. 2026-03-16
    listed $199,900 Active 616-char remark

    Show marketing remark (616 chars)

    Move-in ready and conveniently located near downtown, this sweet 3-bedroom, 2-bath home offers 1,579 square feet of well-designed living space with a desirable split floor plan. The inviting front porch, shaded by a mature live oak tree, provides a welcoming place to relax and enjoy the neighborhood setting. Inside, the home features a functional layout designed for comfortable everyday living. The fully privacy-fenced backyard includes a covered patio, perfect for outdoor entertaining or quiet evenings at home. A spacious shop in the rear offers excellent additional space for storage, hobbies, or a workshop.

19. 2014-03-14
    soldstatus $137,000
20. 2005-11-15
    soldstatus
21. 2005-11-02
    soldstatus $110,000
22. 2005-10-31
    soldstatus $110,000 184-char remark

    Show marketing remark (184 chars)

    Charming 3 bedroom, 2 bath home located in a highly desirable area of New Iberia. Sit back and relax under the beautiful majestic oak tree that shades the front yard of this rare find.

23. 2005-09-26
    listed $115,000 184-char remark

    Show marketing remark (184 chars)

    Charming 3 bedroom, 2 bath home located in a highly desirable area of New Iberia. Sit back and relax under the beautiful majestic oak tree that shades the front yard of this rare find.

24. 2004-02-17
    soldstatus
25. 1947-08-13
    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: $858 · $72/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$182/yr (+$15/mo · 21.2%)

ⓘ 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 ≥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: $19,739
• − Mortgage interest: −$10,587
• − Property taxes: −$858
• − Insurance: −$945
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$5,498
• Taxable loss: −$1,307
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $2,211/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): 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

+73.8% since first listed

8 events — show timeline

• 2026-03-16 Listed $199,900 AcadianaMLS
• 2014-03-14 Sold (Public Records) $137,000 Public Records
• 2005-11-15 Sold (Public Records) — Public Records
• 2005-11-02 Sold (Public Records) $110,000 Public Records
• 2005-10-31 Sold (MLS) $110,000 AcadianaMLS
• 2005-09-26 Listed $115,000 AcadianaMLS
• 2004-02-17 Sold (Public Records) — Public Records
• 1947-08-13 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $858 · -3.1% YoY. Source: county tax records.