130 Guadalupe St · New Iberia, LA 70563

$197,000

3 bd · 2.0 ba · 1,651 sqft · Other · 38 Days on market

Built 1979 9,583 sqft lot $119/sqft · 9% above area Est $181k · 9% 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 +16.0/30.0
• DSCR +4.9/10.0
• Livability +3.7/5.0
• ARV discount +3.6/15.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 9,583 sq ft lot
• 2 parking spots
• Built 1979

Property features AI

Exterior

• Parking: Covered carport for 2 vehicles
• Utilities: Public sewer; Electric service: CLECO
• Home design: Single-family residence
• Construction: Brick veneer construction; Composition roof
• Exterior features: Chain link and wood fencing; Shed(s) on the property; City street frontage

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Formica counters; Whole-house generator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $197k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $163k (17.2% below list).
• Recommended offer: $163k (17.2% below list) — sets the bar for 1% rule.

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: 141 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 38 days — a 3% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $197k implies a 228% 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 $163,094 (17.2% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.83% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (median comp): $181,359
• List price: $197,000
• Delta: 8.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-25,878
• Equity at exit: $29,373

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-14,971
• Equity at exit: $17,033

Cash invested: $55,160 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$1,033
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $96

Break-even live

Break-even rent $1,509

Max offer price $197,000

Occupancy floor 89%

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: $49,250
• Closing costs: $5,910
• 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	13d	1	0.15mi
919 Russo St New Iberia, LA	3.0	2.0	1520	$1,800	$1.18	21d	1	0.61mi
309 Springfield St New Iberia, LA	3.0	2.0	1192	$1,500	$1.26	13d	1	0.90mi
2118 W Old Spanish Trl New Iberia, LA	1.0–3.0	1.0–2.0	1013	$1,708	$1.69	13d	23	1.00mi

Listing history 19 events

1. 2026-06-18
   days on market $197,000 Active 38 DOM
2. 2026-06-17
   days on market $197,000 Active 37 DOM
3. 2026-06-16
   days on market $197,000 Active 36 DOM
4. 2026-06-15
   days on market $197,000 Active 35 DOM
5. 2026-06-14
   days on market $197,000 Active 33 DOM
6. 2026-06-13
   days on market $197,000 Active 32 DOM
7. 2026-06-10
   days on market $197,000 Active 30 DOM
8. 2026-06-09
   days on market $197,000 Active 29 DOM
9. 2026-06-08
   days on market $197,000 Active 28 DOM
10. 2026-06-07
    days on market $197,000 Active 27 DOM
11. 2026-06-05
    days on market $197,000 Active 24 DOM
12. 2026-06-03
    days on market $197,000 Active 23 DOM
13. 2026-06-03
    price $197,000 Active 22 DOM
14. 2026-06-02
    days on market $210,000 Active 22 DOM
15. 2026-06-01
    days on market $210,000 Active 21 DOM
16. 2026-05-31
    days on market $210,000 Active 20 DOM
17. 2026-05-30
    days on market $210,000 Active 19 DOM
18. 2026-05-11
    listed $220,000 Active 418-char remark
19. 2022-04-26
    soldstatus $60,000

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $1,084 · $90/mo
• Expected delta: +$158/yr (+$13/mo · 17.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,571
• − Mortgage interest: −$11,035
• − Property taxes: −$925
• − Insurance: −$985
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$5,731
• Taxable loss: −$2,237
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $1,691/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

+228.3% since first listed

4 events — show timeline

• 2026-06-02 Price Changed $197,000 AcadianaMLS
• 2026-05-27 Price Changed $210,000 AcadianaMLS
• 2026-05-11 Listed $220,000 AcadianaMLS
• 2022-04-26 Sold (Public Records) $60,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $925 · +2.0% YoY. Source: county tax records.